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Armagh City, Banbridge & Craigavon Borough Council

Local Development Plan 2035 Draft Plan Strategy September 2026

ftil armaghbanbridgecraigavon.gov.uk

DRAFT PLAN STRATEGY // CONTENTS CONTENTS

Contents Foreword

Policy Guide

4-6

Consultation Arrangements

7-9

Part 1

1 Introduction and Policy Context

12-29

2 Borough Profile

30-37

3 LDP Vision

38-41

4 Strategic Objectives

42-45

5 Strategic Policies

46-53

6 Spatial Growth Strategy

54-121

Part 2

General Policies

124-138

Design & Place-Making Policies

139-163

Social Theme

164-223

Economic Theme

224-301

Environmental Theme

302-374

Part 3

Other Specialised Areas

Part 4

376-381

Monitoring and Review

382-399

Appendices

400-458

Abbreviations Glossary

459 460-464

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FOREWORD

DRAFT PLAN STRATEGY // FOREWORD

Foreword Armagh City, Banbridge and Craigavon Borough Council is pleased to publish its draft Plan Strategy 2035. The publication of the draft Plan Strategy is a significant milestone, representing the next stage in the journey to create a new Local Development Plan (LDP) for the Borough. The LDP, comprising the Plan Strategy and Local Policies Plan, will set out the planning policy framework and land use proposals required to guide future development decisions within the Borough to 2035 and will be an essential tool in achieving the Council’s vision and aims. The Local Development Plan will guide sustainable development and growth throughout the Borough for housing, employment and services, while protecting and enhancing the unique environment. It is considered a key enabler for supporting inward investment, innovation and skills-based employment across the Borough’s settlements, whilst improving connectivity between places and shaping climate resilient, sustainable and quality places to live, work, invest and visit. The draft Plan Strategy has been informed by extensive research, public engagement and stakeholder consultation, and builds on the Preferred Options Paper (POP), published in 2018. The consultation and engagement undertaken, alongside the partnership with the Community Plan, has provided an invaluable opportunity for collaboration, growth and transformation which will help to facilitate a sustainable future for the Borough. The draft Plan Strategy sets out the Council’s Vision, Strategic Objectives, Strategic Policies along with a Spatial Growth Strategy, that indicates in broad terms the locations where different types of development will be accommodated. This provides the foundation for the operational policies set out in Part 2 of the draft Plan Strategy across a range of topic areas, including housing, economic development, retail, and the natural and built environment, which are primarily structured around the three pillars of sustainability. It also identifies and addresses important cross cutting issues, such as mitigating and adapting to climate change, and places a strong emphasis on good quality design and place-making, as essential elements in creating successful, distinctive and enduring places. The Council will undertake public consultation and host a series of engagement events to explain the draft Plan Strategy and encourage participation. The general public and stakeholders are encouraged to take this opportunity to help shape the future of the Borough by submitting representations during the forthcoming consultation period.

Alderman Stephen Moutray Chair of Planning & Regulatory Services Committee Armagh City, Banbridge & Craigavon Borough Council

Local Development Plan 2035

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POLICY GUIDE

DRAFT PLAN STRATEGY // POLICY GUIDE

Policy Guide PART 1

Design and Place-making DES 1

Design Quality

SP 1

DES 2

Rural Design and Character in the Countryside

151

DES 3

Trees and Hedgerows

155

DES 4

Shopfront Design

158

DES 5

The Control of Outdoor Advertisements

160

Strategic Policies

SP 2

Furthering Sustainable Development & Climate Change Resilience

Design and Place-making

Spatial Growth Strategy and Settlement Hierarchy

Social Theme

SGS 1

Spatial Growth Strategy

SGS 2

Settlement Hierarchy

Housing

HOU 2 Protected Housing Areas in City and Town Centres

170

HOU 3 Design Concept Statements, Concept Master Plans and Comprehensive Planning

171

Housing Strategy SGS 3

Strategic Housing Allocation

SGS 4

Management of Housing Supply

Economic Development Strategy SGS 5

Strategic Economic Development Lands Allocation

Retail Strategy SGS 6

Retail Hierarchy

Tourism Strategy SGS 7

Tourism Strategy

Transport Strategy SGS 8

Transportation Strategy

102

Open Space Strategy SGS 9

Open Space Strategy

106

Countryside Strategy SGS 10 Sustainable Development in the Countryside SGS 11 Strategic Landscape Policy Areas

111 113

Heritage Strategy SGS 12 Heritage Strategy

120

PART 2

General Policies for All Development

140

HOU 1

Protecting Zoned Housing Land

169

HOU 4 Quality in Residential Development

174

HOU 5 Residential Mix

179

HOU 6 Affordable Housing in Settlements

181

HOU 7

Conversion or Change of Use of Existing Buildings to Flats or Apartments 184

HOU 8 Houses in Multiple Occupation (HMO)

186

HOU 9 Specialist Residential Accommodation

188

HOU 10 Travellers Accommodation

190

HOU 11 Householder Development

192

HOU 12 New Dwellings in an Existing Cluster

195

HOU 13 Replacement Dwellings

196

HOU 14 Infill and Ribbon Development

198

HOU 15 Dwellings on a Farm

199

HOU 16 Dwellings for Non-Agricultural Business Enterprises

201

HOU 17 Personal and Domestic Circumstances

202

HOU 18 Affordable Housing in the Countryside

203

HOU 19 Residential Caravans and Mobile Homes

204

Open Space, Sport and Outdoor Recreation OSR 1

Protection and Provision of Open Space

206

OSR 2

Public Open Space in new Residential Development

208

OSR 3

Outdoor Recreation in the Countryside

212

126

OSR 4

Intensive Sports Facilities

214

Development

131

OSR 5

Noise Generating Sports and Outdoor Recreational Facilities 216

GP 3

Public Safety and Human Health

134

GP 4

Amenity

136

OSR 6

Development of Facilities Ancillary to Water Sports

GP 1

Mitigating and Adapting to Climate Change

GP 2

Infrastructure Requirements for

Local Development Plan 2035

217

DRAFT PLAN STRATEGY // POLICY GUIDE POLICY GUIDE

OSR 7

The Floodlighting of Sports and Outdoor Recreational Facilities

218

OSR 8

Green and Blue Infrastructure

219

Minerals Development MIN 1

Minerals Development

263

222

MIN 2

Areas of Constraint on Minerals Development

267

MIN 3

Minerals Safeguarding

268

MIN 4

High Value Minerals

269

MIN 5

Hydrocarbon Development

270

MIN 6

Peat Extraction

271

MIN 7

Restoration and Aftercare of Minerals Sites

272

MIN 8

Development at risk associated with past underground mineral extraction 274

Community and Cultural CCF 1

Community and Cultural Facilities

Economic Theme

Economic Development ECN 1

Economic Development in the Countryside

ECN 2

Expansion of an Established Economic Development Use in the Countryside 229

ECN 3

Redevelopment of an Established Economic Development Use in the Countryside

228

230

ECN 4

Major Economic Development in the Countryside 232

ECN 5

Small Scale Economic Development Projects

ECN 6

Farm Diversification

ECN 7

Agricultural and Forestry Development

235

ECN 8

Economic Development in Settlements

236

ECN 9

Protection of Zoned Lands and Economic Development Uses

238

ECN 10 Development incompatible with Economic Development Uses

TOU 7

Safeguarding Tourism Assets

260

Telecommunications, Utilities and Infrastructure TUI 1

Telecommunications Development

278

233

TUI 2

Infrastructure, Utilities and Overhead Lines

283

234

Transportation

239

Retailing and Town Centres

TRAN 1 Accessible Environments

287

TRAN 2 Access to Public Roads

289

TRAN 3 Access to Protected Routes

291

TRAN 4 Safeguarding New Transport Schemes

293

TRAN 5 Protection of Disused Transport Routes

294

TRAN 6 Transport Assessment

295

TRAN 7 Parking and Servicing Arrangements

296

RTC 1

Retailing and Other Main Town Centre Uses

241

TRAN 8 Active Travel including Walking and Cycling

299

RTC 2

District Centres

246

TRAN 9 Provision of Car Parks

300

RTC 3

Local Centres

247

RTC 4

Villages and Small Settlements

248

Environmental Theme

RTC 5

Retailing in the Countryside

249

RTC 6

Roadside Service Facilities

250

Tourism TOU 1

Tourism Development in Settlements

252

TOU 2

Tourist Amenities in the Countryside

253

TOU 3

Hotels, Guest Houses and Tourist Hostels in the Countryside

254

TOU 4

Major Tourism Development in the Countryside- Exceptional Circumstances 256

TOU 5

Self-Catering Accommodation in the Countryside 257

TOU 6

New and Extended Holiday Parks in the Countryside 259

Historic Environment HE 1

The Preservation of Archaeological Remains of Regional Importance and their Settings

306

The Protection of Archaeological Remains of Local Importance and their Settings

307

HE 3

Archaeological Assessment and Evaluation

308

HE 4

Archaeological Mitigation

309

HE 5

Historic Parks, Gardens and Demesnes of Special Historic Interest

310

HE 6

Listed Buildings - Change of Use and/or Extension or Alteration of a Listed Building

311

HE 2

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POLICY GUIDE

DRAFT PLAN STRATEGY // POLICY GUIDE

HE 7

Demolition of a Listed Building

HE 8

Development Affecting the Setting of a Listed Building

313 315

HE 9

New Development in a Conservation Area

316

HE 10

Demolition in a Conservation Area

318

Environmental Protection

HE 11

Demolition in Areas of Townscape or Village Character

EP 1

Environmental Pollution

373

319

EP 2

Land Contamination

374

HE 12

New Development in Areas of Townscape or Village Character

320

HE 13

Enabling Development

321

PART 3

HE 14

Conversion and Re-Use of Non-Designated Heritage Assets

323

367

WMT 4 Land Improvement

369

WMT 5 Development in the vicinity of Waste Management Facilities

370

Other Specialised Areas DC1

Developer Contributions

379

PART 4

Natural Heritage NH 1

Protection of European and Ramsar Sites - International

326

NH 2

Species Protected by Law

327

NH 3

Sites of Nature Conservation Importance - National

328

NH 4

Sites of Nature Conservation Importance - Local

329

NH 5

Habitats, Species, Biodiversity or Features of Natural Heritage Importance

330

NH 6

Local Landscape Policy Areas (LLPAs)

331

NH 7

Landscape Wedges

333

NH 8

Area(s) of Outstanding Natural Beauty

335

NH 9

Sites of Local Nature Conservation Importance (SLNCIs)

337

Flood Risk and Drainage

Monitoring and Review Monitoring and Review

382

APPENDICES Appendix 1

Transitional Arrangements

402

Appendix 2

Guidance for Development Relying on Non-Mains Wastewater Infrastructure

406

Appendix 3

Hazardous Substances, the Control of Major Accident Hazards (COMAH) and Major Accident Hazard Pipelines

407

Appendix 4 Guidance for Outdoor Advertisements

409

Appendix 5

Residential Space Standards

414

Appendix 6

Definition of an Established Residential Area 415

FRD 1

Development in Fluvial (River) Flood Plains

340

FRD 2

Protection of Flood Defence and Drainage Infrastructure

345

FRD 3

Development and Surface Water (Pluvial) Flood Risk outside Flood Plains 346

FRD 4

Artificial Modification of Watercourses

348

Appendix 9

Vernacular Buildings

427

FRD 5

Development in Proximity to Controlled Reservoirs

350

Appendix 10

Homeworking

428

Appendix 11

Tourism

429

Appendix 12

Flood Risk

431

Appendix 13

Maps

437

Renewable and Low Carbon Energy RLED 1 Renewable and Low Carbon Energy Development

354

Waste Management

WMT 3 Waste Disposal

WMT 1 Environmental Impact of a Waste Management Facility

361

WMT 2 Waste Collection and Treatment Facilities

365

Local Development Plan 2035

Appendix 7 Wheelchair Housing Space Standards

416

Appendix 8 Guidance for Householder Development 417

Abbreviations

459

Glossary

460

CONSULTATION ARRANGEMENTS

Consultation Arrangements Armagh City, Banbridge & Craigavon Borough Council is undertaking public consultation on the Local Development Plan draft Plan Strategy (dPS) 2035. This represents a statutory stage in the Local Development Plan process and provides an opportunity for the public and stakeholders to comment on the Council’s proposed planning framework for guiding development across the Borough.

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CONSULTATION ARRANGEMENTS

DRAFT PLAN STRATEGY // CONSULTATION ARRANGEMENTS

Have your say The consultation will take place over a period of 8 weeks, commencing on 13 October 2026 and closing at 5.00pm on 8 December 2026. Representations received after the closing date will not be considered. The draft Plan Strategy is published for public consultation alongside a range of supporting assessments, which are also available to view and comment upon. These include: • Sustainability Appraisal (incorporating Strategic Environmental Assessment); • Draft Habitats Regulations Assessment; • Draft Equality (Section 75) Screening Report; and • Draft Rural Needs Impact Assessment.

Who Can Respond Comments on the proposals and policies within the draft Plan Strategy are welcomed from everyone with an interest in Armagh City, Banbridge and Craigavon Borough and its continuing development over the Plan period to 2035. This includes individuals and families who live or work in the Borough and any stakeholder groups who have particular interests in Armagh City, Banbridge and Craigavon, such as voluntary groups, landowners, developers, business owners, academic institutions, community groups and environmental groups.

Public Engagement During the consultation period, the Council will facilitate a series of public engagement / exhibitions / drop-in sessions across the Borough. These events will provide an opportunity to engage with members of the Local Development Plan Team and to view the draft Plan Strategy and its supporting documents. The purpose of these events is to promote understanding of the draft Plan Strategy, explain how it will be tested for ‘soundness’ through an Independent Examination, and provide guidance on how to submit representations. Details of these events are published on the Council’s website, in the dPS information leaflet or can be obtained by contacting the Council’s Local Development Plan Team.

Local Development Plan 2035

Availability of the Draft Plan Strategy The draft Plan Strategy and supporting documentation are available to view on the Armagh City, Banbridge and Craigavon Borough Council website: w armaghbanbridgecraigavon.gov.uk The draft Plan Strategy and supporting documentation are also available to view in hard copy during normal office hours, 9.00am - 5.00pm, at the following locations: e Banbridge Civic Building, Downshire Road, Banbridge, BT32 3JY e Craigavon Civic and Conference Centre, 66 Lakeview Road, Craigavon, BT64 1AL e Palace Buildings, The Palace Demesne, Friary Road, Armagh, BT60 4EL

Alternative Formats The draft Plan Strategy and supporting documentation can be made available in different formats on request and alternative languages where possible, by contacting the Council’s Planning Office: By telephone: p 0300 200 7830 (NI General Planning Line); p 0300 0300 900 (Main Council Line) If for any reason a particular alternative format cannot be met, other possible solutions will be explored.

How to respond Responses to this public consultation should be submitted to the Local Development Plan Team by the following options: Online Consultation Portal: w armaghbanbridgecraigavon.gov.uk or by email/post e ldp@armaghbanbridgecraigavon.gov.uk e Planning Department Local Development Plan Team Armagh City, Banbridge & Craigavon Borough Council Banbridge Civic Building Downshire Road Banbridge BT32 3JY

DRAFT PLAN STRATEGY // CONSULTATION ARRANGEMENTS CONSULTATION ARRANGEMENTS

When submitting a response to the consultation on the draft Plan Strategy, the public and stakeholders are encouraged to submit representations via the online portal. In your response, please indicate if you would like your representation to be dealt with at Independent Examination as a written or oral representation. The closing date for the receipt of comments is at 5.00pm on 8 December 2026. Please note that representations received after the closing date will not be considered.

What happens next? Following the 8 week consultation period, there will be a further 8 week period for counter-representations. All representations and counter-representations will be analysed by the Local Development Plan Team, after which a Public Consultation Report will be prepared and presented to Elected Members for consideration. This process may result in amendments to the draft Plan Strategy prior to its formal submission to the Department for Infrastructure in advance of an Independent Examination. All responses are public documents and will be made available for public inspection and as part of the Independent Examination process. All responses will be held on a database in accordance with the provisions of the UK General Data Protection Regulation (UK GDPR).

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Local Development Plan 2035

PART 1 This Part contains the introduction and policy context for the Local Development Plan. It outlines the Borough Profile, sets out the Vision and Strategic Objectives of the draft Plan Strategy and includes Strategic Policies and a Spatial Growth Strategy for the Borough.

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INTRODUCTION AND POLICY CONTEXT

Local Development Plan 2035

1 INTRODUCTION AND POLICY CONTEXT

Introduction and Policy Context

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PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

INTRODUCTION AND POLICY CONTEXT

Introduction The Legal Basis for the Local Development Plan The Local Development Plan (LDP) is being prepared under the provisions of the Planning Act (Northern Ireland) 2011 (hereafter referred to as the Act) and the Planning (Local Development Plan) Regulations (Northern Ireland) 2015 (hereafter referred to as the LDP Regulations). The Act requires the LDP to be produced in two stages, the first being the Plan Strategy (PS), followed upon adoption, by the Local Policies Plan (LPP). The Act provides for a ‘plan-led’ system that ensures the LDP will be the primary consideration in the determination of planning applications for the development or use of land within the Borough. In regard to the PS, the Act sets out the following requirements:

· The Council’s objectives in relation to the · ·

development and use of land in the Borough; Its strategic policies for the implementation of those objectives; and Such other matters as may be prescribed.

The LDP Regulations set out the legislative provisions relating to, amongst other things, the form and content of a development plan document and the development plan document procedure.

The Purpose of the Local Development Plan The purpose of Armagh City, Banbridge and Craigavon Borough Council’s (the Council) Local Development Plan (LDP) is to inform the general public, statutory authorities, developers, investors and other interested bodies of the policy framework and land use proposals that will guide decisions on planning applications for development within the Borough up to 2035. The LDP will seek to facilitate sustainable growth across the Borough for housing, employment, and services, whilst safeguarding the environment and ensuring that all new development is of high quality, appropriately located and supported by adequate infrastructure. The planning framework for development and land use over the plan period will be developed in line with the widely accepted term of Sustainable Development which is defined as ‘meeting the needs of the present without compromising the ability of future generations to meet their own needs.’ In order to contribute to the delivery of sustainable development, the Council has taken account of the regional direction in the Regional Development Strategy 2035 (RDS), the Sustainable Development

Strategy for Northern Ireland (SDS), the Strategic Planning Policy Statement Edition 2, 2025 (Draft Plan Strategy)1 and other central government strategies, guidance, and initiatives, alongside a broad range of plans and strategies produced at a local level. 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. Throughout its preparation, the LDP is also required to ‘take account of’ the Council’s current Community Plan. It is intended that the LDP will be the spatial reflection of the Community Plan, with both working towards the same vision for the Borough.

All references to the SPPS in the LDP refer to the Strategic Planning Policy Statement, Edition 2, 2025.

Local Development Plan 2035

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PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

INTRODUCTION AND POLICY CONTEXT

The Local Development Plan Process There are four key stages in the LDP process and these are outlined in Figure 1 below, alongside a brief outline of each stage:

Local Development Plan Key Stages Stage

Description

Key Actions

Initial Plan Preparation

• Publish Timetable • Publish Preferred Options Paper

Plan Strategy

• Publish Draft Plan Strategy and Assessments/Reports • Independent Examination of Draft Plan Strategy • Adoption of Plan Strategy

Local Policies Plan

• Publish Draft Local Policies Plan and Assessments/Reports • Independent Examination of Draft Local Policies Plan • Adoption of Local Policies Plan

Monitoring and Review

• Annual Monitoring • 5-Year Review

Figure 1

STAGE 1 Initial Plan Preparation This initial stage of the LDP process was completed when the Council published its Preferred Options Paper (POP) in March 2018. The main purpose of the POP was to stimulate focused debate on key issues of strategic significance likely to influence the direction of future development within the Borough and inform the next stage in the LDP process, the Plan Strategy. Building on the emerging evidence base, the POP identified 38 Key Issues of strategic significance across three themes (Social, Economic and Environmental) that were considered relevant to the Borough. The POP identified preferred options to address the key planning issues, alongside alternative options in many instances, with justification for the Council’s preferred option.

Local Development Plan 2035

STAGE 2 Preparation and Adoption of the Plan Strategy The PS is the first of two development plan documents which together will comprise the LDP. The purpose of the PS is to establish a clear vision and growth strategy for the Borough and provide a plan-led policy framework for making planning decisions that will assist the Council in the delivery of sustainable development. The PS will set out: • A Vision for the Borough to the end of the Plan period (2035); • Strategic Objectives that will be used to guide the plan-making process and help to achieve the LDP Vision; • Overarching Strategic Policies to further sustainable development; • A Spatial Growth Strategy (SGS) that sets out the strategic direction for development and land use over the Plan period.

It establishes the overall level of growth to be accommodated and identifies, in broad terms, the locations where different types of development will be directed across the Borough, thereby providing a framework to deliver the LDP’s vision and objectives; • A suite of subject planning policies designed to guide future development and support the delivery of the Council’s Strategic Objectives; and • A Monitoring and Review Framework. The dPS and all associated assessments and appraisals will be subject to public consultation. The Department for Infrastructure (DfI) will appoint the Planning Appeals Commission or other independent examiner to hold an Independent Examination (IE), where the dPS will be tested for ‘soundness,’ which will relate to how the dPS has been produced and how it has taken account of central government plans, policy and guidance and also its coherence, consistency and effectiveness.

PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

1 INTRODUCTION AND POLICY CONTEXT

Following the IE, the Independent Examiner will issue a report to DfI who in turn will issue a Binding Report to the Council, requiring it to incorporate any changes before adopting the PS. Once the PS is adopted, its strategic and subject planning policies will replace those regional operational policies currently retained within the various topicbased Planning Policy Statements (PPSs) and the remaining provisions of A Planning Strategy for Rural Northern Ireland (PSRNI) will no longer apply. The adopted PS will also replace the strategic elements of the existing Development Plans relevant to the Borough (as detailed in the Local Policy Context).

STAGE 3 Preparation and Adoption of the Local Policies Plan The Local Policies Plan (LPP) is the second document comprising the LDP. The LPP will be consistent with the adopted PS and will set out the Council’s detailed policies and proposals (zonings and designations) regarding the future development of the Borough. The LPP will detail settlement development limits, land use zonings and environmental designations as well as contain appropriate proposals for individual places. The draft LPP (dLPP) will also be a public consultation document and form a key part of the public participation process. During this stage the Council will gather information to help determine if bespoke local policies are required and to help inform the preferred

locations for development in accordance with the PS. When the Council considers that all legislative requirements in the production of the dLPP have been met and that it is ready for IE, it will forward it to DfI along with associated documentation and supporting evidence, for consideration. As with the PS document, the purpose of the IE is to determine the ‘soundness’ of the dLPP including taking account of all representations and counter representations. Following the IE, the Independent Examiner will issue a report to DfI who will in turn issue a Binding Report to the Council, requiring it to incorporate any changes before adopting the LPP.

Council will also carry out a review of its LDP every 5 years and no later than 5 years from the date of adoption of the LPP and will submit its findings to DfI. The dPS Monitoring and Review Framework, setting out the targets and indicators that will be monitored, is set out in Part 4 of the document.

Once both the PS and LPP are adopted, the LDP will replace the existing Development Plans that relate to the Borough (as detailed in the Local Policy Context). In accordance with the Planning Act (Northern Ireland) 2011, where, in making any determination under this Act, regard is to be had to the LDP, any determination must be made in accordance with the LDP unless material considerations indicate otherwise.

STAGE 4 Monitoring and Review Once adopted, the Council will monitor and review the LDP, to help establish if the objectives of the Plan are being achieved and whether changes are required. 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. The

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PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

INTRODUCTION AND POLICY CONTEXT

Supporting Assessments and Appraisals The dPS has been subject to a number of assessments and appraisals which are summarised below. Each of these is contained within a separate supporting document accompanying the dPS and are available to view on the Council’s website. Sustainability Appraisal incorporating Strategic Environmental Assessment The Planning Act (Northern Ireland) 2011 places a duty on councils to prepare a Local Development Plan (LDP) with the objective of furthering sustainable development. It requires a Sustainability Appraisal (SA) to be undertaken for both the Plan Strategy (PS) and the Local Policies Plan (LPP), to ensure that social, economic and environmental considerations are integrated into the development of policies and proposals. The SA is a continual process running in parallel with the preparation of the LDP, from the POP stage through to the adoption of the LPP. The SA incorporates (SEA)2 which addresses the requirements of the European Directive 2001/42/EC (SEA Directive) to provide for a high level of protection of the environment and to contribute to the integration of environmental considerations. The SA, incorporating SEA, has informed the dPS, including the development of the subject policies. Habitats Regulations Assessment The Council is also required 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 relates to the national site network, the collective term for the protection and management of European sites and their habitats and species. These sites consist of:

· Special Protected Areas (SPAs) – designated as sites

The HRA is an assessment carried out to identify and assess whether the LDP policies and proposals, either individually or in combination, are likely to significantly affect a European Site, as required by The Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (As amended). Rural Needs Impact Assessment A draft Rural Needs Impact Assessment has been carried out in accordance with the Rural Needs Act (NI) 2016. This legislation places a duty on local authorities to assess whether any major policy or strategy would have a differential impact on rural areas, and where appropriate, make adjustments within their plans to take account of particular rural circumstances. Equality Impact Assessment Section 75 of the Northern Ireland Act 1998, requires the Council in carrying out its functions to have due regard to the need to promote equality of opportunity between:

· 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 · persons with dependants and persons without. The Northern Ireland Act 1998 also requires the Council in carrying out its functions to have regard to the desirability of promoting good relations between persons of different religious belief, political opinion or racial group.

To ensure that the LDP is prepared in accordance with the Council’s statutory obligations under Section 75, the Council has undertaken a Draft Equality Screening Report to ensure that the LDP is fair to all and does not discriminate or disadvantage any people or group as a result of the policies and proposals contained in the LDP.

important for birds.

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

· Ramsar sites – designated to protect wetlands of international importance.

The SEA Directive was transposed into Northern Ireland legislation through the Environmental Assessment of Plans and Programmes Regulations (NI) 2004, which requires plans to be subjected to, and informed by, an SEA.

Local Development Plan 2035

PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

The dPS is underpinned by a comprehensive evidence base, developed and reviewed throughout the preparation of the Plan Strategy (with the full list of supporting evidence papers published alongside the dPS). This evidence base includes a broad range of background studies and reports, comprising:

· The Control of Outdoor Advertisements · Community and Cultural Facilities · Developer Contributions · Economic Development · Flood Risk and Drainage · Environmental Assets · Housing · Landscape Character Assessment · Minerals Development · Open Space, Sport and Outdoor Recreation · Development Pressure Analysis · Telecommunications, Utilities and Infrastructure · Renewable and Low Carbon Energy Development · Retailing and Town Centres · Settlement Hierarchy and Strategic Settlement · · ·

Evaluation Tourism Transportation Waste Management, Environmental Pollution and Contaminated Land

The information contained within the Technical Supplements reflects a position at a specific point in time and will be subject to ongoing updates as work advances towards the Local Policies Plan stage of the LDP. Preparation and Engagement As previously mentioned, the dPS has been prepared taking account of the RDS, SDS, SPPS and other relevant government strategies, guidance and initiatives, alongside a broad range of plans and strategies produced at a local level.

INTRODUCTION AND POLICY CONTEXT

Evidence Base and Technical Supplements

The responses received in respect of the POP consultation have been particularly important in the preparation of the dPS, including the development of the strategic planning policies set out in this document. Community engagement is an important part of the plan preparation process and the Council has undertaken extensive consultation and encouraged participation on issues relating to the future of the Council area, in accordance with the Council’s agreed Statement of Community Involvement (SCI). A ‘Preferred Options Paper’ consultation took place between 28 March 2018 and 30 May 2018. In response to this, 201 representations to the POP, from members of the public, key stakeholders and other organisations and interest groups. A series of engagement events were held across the Council area over the consultation period. Representations to the POP have been fully considered in the development of the dPS, full details can be found in the Public Consultation Report. The Planning (Local Development Plan) Regulations (NI) 2015 identify neighbouring councils as statutory consultees and as such the Council has continued to liaise and engage with the neighbouring authorities4 to ensure that cross cutting planning issues are identified and to consider how such issues can be appropriately dealt with through the LDP process. Further details as to how engagement has been carried out with our neighbouring councils are detailed in the relevant subject based Technical Supplements. The Council has also prepared the dPS in accordance with the LDP Timetable and the Council’s Statement of Community Involvement (SCI) as required by the Planning Act.

The dPS also represents the outworking of extensive research and evidence gathering3, including the preparation of a significant number of Technical Supplements on a wide range of subject areas. It has also been informed by a number of specialist studies including a Retail and Commercial Leisure Study and Landscape Character Area Study.

3 4

The LDPs comprehensive evidence base is detailed within the subject based Technical Supplements and various studies accompanying this dPS. Antrim and Newtownabbey Borough Council (by Lough Neagh); Newry Mourne and Down District Council; Mid Ulster District Council; Lisburn and Castlereagh City Council; and Monaghan County Council, in the Republic of Ireland

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PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

INTRODUCTION AND POLICY CONTEXT

Structure and How to Use the Plan The structure of the draft Plan Strategy is shown as a diagram in Figure 2.

PART 1 Introduction and Policy Context Borough Profile LDP Vision Strategic Objectives Strategic Policies SP 1: Furthering Sustainable Development & Climate Change Resilience

SP 2: Design & Place-making

Spatial Growth Strategies SGS 1: Spatial Growth Strategy

SGS 2: Settlement Hierarchy

SGS 3: Strategic Housing Allocation

SGS 4: Management of Housing Supply

SGS 5: Strategic Economic Development Lands Allocation

SGS 6: Retail Hierarchy

SGS 7: Tourism Strategy

SGS 8: Transportation Strategy

SGS 9: Open Space Strategy

SGS 10: Sustainable Development in the Countryside

SGS 11: Strategic Landscape Policy Areas

SGS 12: Heritage Strategy

PART 2 - Operational Policies General Policies General Policies for all Development GP 1-4

Design and Place-making DES 1-5

Social

Economic

Environmental

Housing HOU 1-19

Economic Development ECN 1-10

Historic Environment HE 1-14

Open Space, Sport and Outdoor Recreation OSR 1-8

Retailing and Town Centres RTC 1-6

Natural Heritage NH 1-9

Community & Cultural Facilities CCF 1

Tourism TOU 1-7

Flood Risk and Drainage FRD 1-5

Mineral Development MIN 1-8

Renewable and Low Carbon Energy RLED 1

Telecommunications, Utilities and Infrastructure TUI 1-2

Waste Management WMT 1-5

Transportation TRAN 1-9

Environmental Protection EP 1-2

Part 3 - Other Specialised Area Developer Contributions DC 1

Part 4 - Monitoring Framework Figure 2: Structure of the draft Plan Strategy 20

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1 INTRODUCTION AND POLICY CONTEXT

The dPS is structured into four Parts. The strategic policies and strategies set out in Part 1 of the draft Plan Strategy must always be referred to in the first instance. The strategic policies and strategies set out in the dPS are as follows: Strategic Policies:

· SP 1: · SP 2:

Furthering Sustainable Development and Climate Change Resilience Design and Place-making

Strategies:

· SGS 1: Spatial Growth Strategy · SGS 2: Settlement Hierarchy · SGS 3: Strategic Housing Allocation · SGS 4: Management of Housing Supply · SGS 5: Strategic Economic Development Lands Allocation

· SGS 6: Retail Hierarchy · SGS 7: Tourism Strategy · SGS 8: Transportation Strategy · SGS 9: Open Space Strategy · SGS 10: Sustainable Development in the Countryside · SGS 11: Strategic Landscape Policy Areas · SGS 12: Heritage Strategy These components of the draft Plan Strategy (dPS) are largely strategic in nature and these strategies and associated policies provide guidance on the general locations where development, or particular types of development, are broadly regarded as appropriate or inappropriate. The Proposals Maps illustrate the key strategic spatial designations identified within the Strategic Spatial Proposals set out in Part 1 of the PS. In addition, the Proposals Maps include, for information purposes, a range of other designations and boundaries that are defined outside of the PS and new boundaries defined by the dPS (Map1). Where considered necessary, the maps contained within this supplement may be superseded and updated, with revised versions produced as work progresses. This is most likely to occur at the Local Policies Plan (LPP) stage. In the event of any inconsistency between the PS and any other document forming part of the Plan, including maps and supporting supplements, the provisions of the PS will take precedence. Applicants should then refer to Part 2 of the PS and consider the proposal under the General Policies for all development (GP 1- GP 4) and the policies for

Design and Place-making (DES 1- DES 5), as applicable, before referring to the relevant Operational Policies set out in the remainder of Part 2 and Part 3. The Operational Policies are set out by subject areas and primarily aligned under the three pillars of sustainability - the Social, Economic and Environmental themes of the LDP. Whilst applicants should focus on the particular Operational Policies relevant to their proposal, policies should not be read in isolation, and more than one policy could apply depending on the nature and location of the proposal. All policies considered relevant to the proposed development will be taken into account by Council in the determination of a planning application. In assessing proposals, the Council will consider all relevant policies in the round. This means applicants should not read policies in isolation, as more than one policy may apply to any proposal. In all instances the Council will apply a balanced and proportionate approach towards decision making. This will involve taking account of matters such as the nature, scale of the proposal and its potential economic, social and environmental impacts, alongside any supporting information or evidence required to accompany the proposal. Where the LDP uses terms such as ‘unacceptable adverse impact’, or ‘significant adverse impact’ the interpretation of such terms remains with the Council in the exercise of its statutory planning functions. It remains the responsibility of the Council’s Planning Department to interpret and apply the planning policy contained within this dPS document, including weighting and intent. The information required to determine planning applications will remain a matter to be determined by the Council. It is recommended that applicants consider all relevant policies at an early stage in the development process, prior to submission and during the concept and design stage. Engagement with the Council’s Planning Department and other relevant public authorities is also recommended as early as possible in the preparation of development proposals. Whilst the Council has the primary responsibility for development management and planning enforcement under the Planning Act (Northern Ireland) 2011, the responsibility for the determination of regionally significant and called-in applications remains with the Department for Infrastructure (DfI). To accommodate such circumstances, where policies refer to ‘the Council’ this term is interchangeable with ‘DfI’.

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INTRODUCTION AND POLICY CONTEXT

PART 1: DRAFT PLAN STRATEGY // 1. INTRODUCTION // POLICY CONTEXT

Transitional Arrangements The Planning (Local Development Plan) Regulations (Northern Ireland) 2015 sets out the transitional arrangements that apply until the Council adopts its Local Development Plan. Furthermore, 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. When the Council therefore adopts its Plan Strategy, existing regional policy retained within the suite of Planning Policy Statements and A Planning Strategy for Rural Northern Ireland shall cease to have effect in the Borough and shall not be material from that date, whether the planning application has been received before or after the date of adoption. The adopted PS shall be read along with extant Development Plans5 for the area. Any policy conflict between the PS and extant Development Plans will be resolved in favour of the adopted Plan Strategy. The extant Development Plans will continue to operate as the statutory development plans for the Borough until such time as they are fully replaced by the adopted Local Policies Plan. Where changes are proposed through the draft Plan Strategy, these are identified in Appendix 1. In addition to the carried forward designations and zonings in the extant Development Plans, the draft Plan Strategy proposes the following designations: • 2 Candidate Areas of Significant Archaeological Interest (ASAIs) are proposed at Lisnagade, east of Scarva, and Knock Iveagh, north of Rathfriland. • Proposed Town Centre boundaries for Keady, Markethill and Tandragee.

The extant Development Plans will cease to have effect once the Local Policies Plan (LPP) is adopted, in accordance with the LDP regulations. In respect of regional planning guidance, the following will be retained to be read alongside the LDP, (including any future updates to those documents): • DCAN 10: Revised Environmental Impact Assessment; • DCAN 12: Planning Control for Hazardous Substances. • DCAN 14: Siting and Design of Radio Telecommunications Equipment. • DCAN 15: Vehicular Access Standards. • Best Practice Guidance to PPS 23 ‘Assessing Enabling Development for the Conservation of Significant Places. • Building on Tradition – A Sustainable Design Guide for the Northern Ireland Countryside. • Creating Places: Achieving Quality Residential Environments. • Living Places: An Urban Stewardship and Design Guide for Northern Ireland. • Parking Standards. • Transport Assessment. • Best Practice Guidance to PPS 18 ‘Renewable Energy’. • Wind Energy Development in Northern Ireland Landscapes. • Supplementary Planning Guidance to Policy PED 8 ‘Development Incompatible with Economic Development Uses’. • Draft Supplementary Planning Guidance to PPS 18 ‘Renewable Energy’; and Anaerobic Digestion.

• Proposed City/Town Centre boundaries for Armagh City (amended from Central Area Limit), Portadown, Central Craigavon and Lurgan. The Town Centre boundary for Banbridge will remain as designated in the extant Local Development Plan. • Proposed Primary Retail Cores for Armagh City (amended from Commercial Area), Portadown & Lurgan. • Proposed District Centre boundary for Legahory.

Armagh Area Plan (AAP) 2004, Armagh Area Plan 2004 Alteration No.1 Armagh Countryside Proposals, The Craigavon Area Plan (CAP) 2010, The Craigavon Town Centre Boundaries & Retail Designations Plan (CTCBRD) 2010, The Banbridge, Newry and Mourne Area Plan (BNMAP) 2015, The Dungannon and South Tyrone Area Plan (DSTAP) 2010

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Policy Context In accordance with the Planning Act (Northern Ireland) 2011 the Local Development Plan (LDP) is required to ‘take account’ of the regional policy context set by the Northern Ireland Executive and Central Government Departments. This includes the Regional Development Strategy 2035 (RDS), the Strategic Planning Policy Statement (SPPS) and the Sustainable Development Strategy for Northern Ireland (SDS) and other central government strategies, guidance, and initiatives. Furthermore, the Local Government Act (Northern Ireland) 2014 introduces a statutory link between the Community Plan and the LDP, in that the preparation of the LDP must take account of the Council’s Community Plan6. The Council therefore has had regard to both the regional and local policy context throughout the preparation of the draft Plan Strategy (dPS). In addition to those detailed above, the Council has taken account of any other relevant policies and guidance issued by the Department for Infrastructure (DfI) and other Government Departments, alongside any other Council plans and strategies operating at the local level. Whilst the following section provides an overview of the main elements of the Regional and Local Policy Context that has informed the preparation of the dPS it should be noted that this summary is not exhaustive. Where relevant, additional regional or local policies and/or guidance, are referred to throughout the dPS. Additional Plans and Strategies of relevance to specific LDP subject policies, at both a regional and local level, are also identified and explored in greater detail in the accompanying topic based Technical Supplements.

Regional Policy Context Programme for Government 2024-2027 ‘Our Plan: Doing What Matters Most’ (2025, Northern Ireland Executive) The Programme for Government (PfG) ‘Our Plan: Doing What Matters Most’ outlines the NI Executives priorities for making a real difference to the lives of everyone living and working in Northern Ireland. It sets out the following three long term Missions, underpinned by a cross-cutting commitment to Peace, through which improved wellbeing, long term sustainability, and a thriving economy will be delivered. It commits to delivering 9 priorities aimed at improving the wellbeing of everyone in Northern Ireland.

Those priorities are: • Grow a Globally Competitive and Sustainable Economy • Deliver More Affordable, Accessible, High-Quality Early Learning and Childcare • Cut Health Waiting Times • Ending Violence Against Women and Girls • Better Support for Children and Young People with Special Educational Needs • Provide More Social, Affordable and Sustainable Housing • Safer Communities • Protecting Lough Neagh and the Environment • Reform and Transformation of Public Services

The PfG sets out a broad range of actions aimed at addressing the above priorities, including multi sector investment and reform, the delivery of a SubRegional Economic Action Plan, the development of Northern Ireland’s Climate Action Plan, the delivery of a new Rural Policy Framework and publication of the Third Northern Ireland Climate Change Adaptation Programme (NICCAP3). Regional Development Strategy 2035 The Regional Development Strategy 2035 (RDS) was published in March 2012, is the Government’s overarching spatial strategy for Northern Ireland up to 2035. In accordance with the Planning (Northern Ireland) Act 2011 the RDS has been taken into account throughout the preparation of the dPS. The RDS aims to take account of the economic ambitions and needs of the Region, and put in place spatial planning, transport and housing priorities that will support and enable the aspirations of the Region to be met. The RDS takes account of key driving forces such as population growth and movement, demographic change, the increasing number of households, transportation needs, economic changes, climate change and the spatial implications of divisions that still exist in our society. It 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;

The Local Government Act (Northern Ireland) 2014 introduced a statutory link between the Community Plan and the LDP

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• living within environmental limits;

• Regionally Significant Economic Infrastructure considerations; and

• achieving a sustainable economy;

• Implementation

Strategic Planning Policy Statement The Strategic Planning Policy Statement, Edition 2 (SPPS) was published in December 2025, is another important aspect of the regional policy context that has been taken into account by the Council in preparing the dPS. It reaffirms the regional strategies that are contained within the RDS and sets out strategic planning policy for a wide range of planning subject matters. In order to assist with the delivery of sustainable development, the SPPS includes the following overarching core planning principles that underpin the delivery of the two-tier planning system: • Improving Health and Well-being; • Creating and Enhancing Shared Space; • Supporting Sustainable Economic Growth; • Supporting Good Design and Positive Place-making; and • Preserving and Improving the Built and Natural Environment.

The SPPS also incorporates a regional planning policy framework which sets out the strategic direction for all councils in bringing forward detailed operational policies 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. Sustainable Development Strategy The Government’s Sustainable Development Strategy (SDS), published in 2010, is designed ‘to provide a framework that can support and inform the decisions and actions taken by individuals, groups and organisations in progressing the sustainability agenda’ and to identify and develop actions that will improve the quality of life for current and future generations. The Planning (Northern Ireland) Act 2011 requires that the LDP is prepared with a view to promoting and furthering the objective of sustainable development and as such the dPS has taken account of the SDS, including its guiding principles.

The SDS sets out the following guiding principles of sustainable development intended to deliver the Strategy:

INTRODUCTION AND POLICY CONTEXT

• Specific guidance for each of the five regional components;

• ensuring a strong, healthy, just and equal society; • promoting good governance; • using sound science responsibly; and • promoting opportunity and innovation.

The LDP will also have regard to furthering sustainable development through the preparation of Sustainability Appraisal (incorporating a Strategic Environmental Assessment) for both the Plan Strategy and the Local Policies Plan, which will ensure that the policies and proposals in the LDP are socially, economically and environmentally sustainable. Regional Transportation Strategy Regional transportation is addressed through ‘Ensuring a Sustainable Transport Future (ESTF) – A New Approach to Regional Transportation’ published in June 2011. The Strategy complements the RDS and contains high level aims and strategic objectives to support the growth of the economy, enhance the quality of life for all and reduce the environmental impact of transport. Each aim is supported by a range of Strategic Objectives including improving connectivity within the region, improving access in our towns and rural areas, enhancing social inclusion, and reducing greenhouse gas emissions. It aims

“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” Sustainable Water - A Long-Term Water Strategy for Northern Ireland (2015-2040) ‘Sustainable Water – A Long-Term Water Strategy for Northern Ireland (2015- 2040)’, published in 2016, sets out a range of initiatives to deliver the NI Executive’s long-term goal of a sustainable water sector in Northern Ireland. The Strategy acknowledges that water is essential to life but can cause widespread damage if not managed appropriately. As the responsibility for the water sector is spread across a number of Government Departments, the Strategy seeks to deliver a more integrated approach. The Strategy is seeking to achieve the following outcomes: armaghbanbridgecraigavon.gov.uk

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• Creating a more sustainable water sector where all water related activities can co-exist without compromising the environment or increasing flood risk, • Progressing the development of crosscutting policies such as water efficiency, surface water management and water and sewerage funding and regulation; and • Ensuring existing water and sewerage infrastructure and investment proposals inform future planning decisions. The Seventh Annual Report on the implementation of ‘Sustainable Water A Long-Term Water Strategy for Northern Ireland (2015 – 2040)’ (DfI January 2024), highlights the progress stakeholders are making to improve the water environment. It states that moving forward, the Strategy will need to take account of new and emerging policies/ strategies, while ensuring that the actions in the Strategy continue to facilitate wider economic development and decarbonisation objectives. It also states that the ever-increasing demand on our water supply reinforces the need to manage our water resource as sustainably as possible, so that the needs of future generations can be met. UK Marine Policy Statement The UK Marine Policy Statement (MPS) was published in September 2011 under the Marine Coastal Access Act 2009 and provides the policy framework for the marine planning system and taking decisions affecting the marine environment. The MPS provides the highlevel policy context within which marine plans will be developed and monitored and will ensure consistency in marine planning across the UK marine area. The MPS will contribute to the achievement of sustainable development in the United Kingdom marine area. Although the Borough does not directly connect to a coastline, waterways will have connectivity to marine areas, therefore the draft Plan Strategy has had regard to the MPS. Draft Marine Plan for Northern Ireland The draft Marine Plan for Northern Ireland has been prepared under the Marine and Coastal Access Act 2009 (MCAA) and the Marine Act (Northern Ireland) 2013 (The Marine Act) and within the framework of the UK Marine Policy Statement. Published in April 2018, it provides a framework of policies to be considered by public authorities taking decisions that affect or

might affect the marine area. The Northern Ireland marine area is made up of an inshore and an offshore region. The marine area comprises all marine waters including seabed, subsoil, sea loughs and tidal rivers, so far as the tide flows at Mean High Water Spring Tide. Although the Borough does not directly connect to a coastline, waterways will have connectivity to marine areas, therefore the draft Marine Plan for NI has been taken into consideration in the preparation of the draft Plan Strategy. Draft Northern Ireland Climate Action Plan 2023-2027 The draft Climate Action Plan acknowledges that to realise the vision of a more sustainable and efficient Northern Ireland, new opportunities must be embraced, new skills, technology and innovation must be developed, and difficult decisions must be made. It identifies that the impact on people and the environment from climate change, will be far greater if nothing is done. The draft Climate Action Plan sets out a road map, consisting of fifty-two ambitious policies, proposals and actions aimed at reducing emissions and achieving the first carbon budget for Northern Ireland7. The policies and proposals are arranged into nine sectors: energy production and supply, business and industrial processes, residential and public buildings, transport, land use, land use change and forestry, waste management, fisheries and agriculture. Importantly, the draft Climate Action Plan recognises that although Government has an important role to play in meeting the targets, through policy development and resource allocation, effort and commitment is required from all members of society in making changes to our everyday lives. This includes reduced reliance on the private vehicle, greater use of efficient technologies and more efficient use of resources. Project Ireland 2040 - National Planning Framework Similar to the RDS, ‘Project Ireland 2040 - National Planning Framework’ (NPF) (2018) represents the Republic of Ireland’s strategic development framework. The Borough shares a land border with County Monaghan in the Republic of Ireland (RoI). The NPF seeks to address the shared challenges it has with NI. In doing so it includes a number of specific national policy objectives outlining a collaborative approach to build and develop this relationship in the strategic

In the first carbon budget (2023-2027) greenhouse gases emissions need to reduce by an annual average of 33% from the 1990 baseline emission levels across the five-year period

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planning and development of both RoI and NI. These are largely based around three key areas of working together for economic advantage, co-ordination of investment in infrastructure and managing our shared environment responsibly. Planning Policy Statements A suite of retained Planning Policy Statements (PPSs) currently provides operational planning policy across a range of subject areas and apply to the whole of Northern Ireland. Under the new planning system introduced in Northern Ireland in 2015, the Council has the opportunity to develop its own planning policies to address the particular circumstances of the Borough. Whilst the policies set out within the dPS are strategic in nature and will apply Borough-wide, policies detailed within the Local Policies Plan will be tailored to specific sites or areas.

In preparing the dPS a detailed policy review of the residual PSRNI policies has been carried out, taking due account of the SPPS and any other relevant aspects of the regional and local policy context. Supplementary Planning Guidance (SPG) A range of supplementary planning guidance supports the regional policies contained in the existing PPSs and SPPS including: • ‘Creating Places - Achieving Quality in Residential Developments’ (2000 and updated 2019) • Building on Tradition – A Sustainable design guide for the NI Countryside (2012 and updated 2019) • ‘Living Places - An Urban Stewardship and Design Guide for Northern Ireland’ (2014 and updated 2019) • Best Practice Guide to Planning Policy Statement 18: Renewable Energy. • Development Control Advice Notes.

The SPPS states that the existing suite of retained PPSs will cease to have effect when the PS is adopted8. Until that time, a transitional period will operate during which the PPSs will continue to be applied (along with any other relevant material considerations) in the determination of planning applications, planning appeals and enforcement cases.

In accordance with the SPPS, these documents will remain material considerations and are to be taken into account in assessing planning development proposals, where relevant.

In preparing the dPS the operational policies contained in all of the PPS documents have been reviewed, taking due account of the SPPS and any other relevant aspects of the regional and local policy context.

Other Regional Strategies and Plans

A Planning Strategy for Rural Northern Ireland (PSRNI) The PSRNI, published in 1993, ‘is an attempt to meet rural society’s development needs and aspirations, to protect the environment and to encourage environmentally sustainable development…’ It sets out regional policies for the control of development in order to ensure a consistent approach to planning matters. Whilst the majority of PSRNI policies have been gradually replaced by PPSs and the SPPS, a small number remain operational. Consistent with the transitional arrangements set out in the SPPS, the remaining provisions of the PSRNI will continue to apply until the adoption of the PS, after which they will cease to have effect.

Further information on retained guidance is detailed on the Department for Infrastructure’s website.

The LDP must take account of policy and guidance issued by the Central Government Department(s). This will include any future amendment, revision, updating or replacement of current Departmental documents. The draft Plan Strategy has also taken account of the following documents: • Building a Better Future: The Investment Strategy for Northern Ireland 2011–2021 (2011) • Draft Green Growth Strategy for Northern Ireland (Oct 2021): Today we act. Tomorrow we thrive. Green Growth • Northern Ireland Peatland Strategy 2021-2040 (2025) • Environment Strategy for Northern Ireland – Public Discussion Document (2019) • Future of Renewables in Northern Ireland (2020) • Infrastructure 2050 – Draft Investment Strategy for Northern Ireland (2022)

SPPS, paragraphs 1.10 - 1.14

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INTRODUCTION AND POLICY CONTEXT

• Lifetime Opportunities – Governments Anti-Poverty and Social Inclusion Strategy for Northern Ireland (2006) • NI Water Recreation and Access Policy (2013) • Northern Ireland Biodiversity Strategy to 2020 (2015) • Northern Ireland Landscape Character Assessment 2000 (NILCA) (1999) • Northern Ireland Regional Landscape Character Assessment (NIRLCA) (2016) • Northern Ireland Waste Management Strategy ‘Delivering Resource Efficiency’ (2013) • Planning for the Future of Transport - Time for Change (2021) • Rural White Paper Action Plan (2012) • Securing the Future – Delivering UK Sustainable Development Strategy (2005) • Sustainability for the Future ‘DAERA’s Plan to 2050’ (2021) • The EU Biodiversity Strategy to 2030 (2020) • Thinking Rural – The Essential Guide to Rural Proofing (2011) • The Biodiversity Strategy for Northern Ireland to 2020 (July 2015) • Draft Nature Recovery Strategy for Northern Ireland to 2032 The above Plans and Strategies will continue to be taken into account during the remainder of the LDP process. Note that the above list is not exhaustive, additional Plans and Strategies of relevance to specific LDP subject policies are identified and explored in greater detail in the accompanying topic based Technical Supplements. Furthermore, all emerging Plans and Strategies, where relevant, will be taken into account in the preparation of the LDP, following their publication.

Development Plans The existing Development Plans that are relevant to the Borough are as follows: • Armagh Area Plan (AAP) 2004; • Armagh Area Plan 2004, Alteration No.1 - Armagh Countryside Proposals; • Banbridge / Newry and Mourne Area Plan (BNMAP) 20159; • Craigavon Area Plan (CAP) 2010; • Craigavon Town Centre Boundaries and Retail Designations Plan 2010; and • Dungannon and South Tyrone Area Plan (DSTAP) 201010. Due to the varying ages of the extant Development Plans, there are inconsistencies in approach with regard to a number of planning issues as well as the degree of emphasis in respect of the principles of sustainable development. However, the existing Development Plans are an important consideration in the LDP process, and as such have been considered throughout the preparation of the dPS. The SPPS’s transitional arrangements provide for continuity in planning decisions until such times as a new LDP for the whole of the Council area is adopted. All of the extant Development Plans will be superseded following the adoption of the LDP in its entirety. ‘Our People, Our Place, Our Future’- The Council’s Corporate Plan 2023 – 2027 The Corporate Plan 2023-2027 sets out the vision, values and priorities of the Council and represents its aspirations and dedication to continuous improvement. It also sets out the Council’s commitment to uphold the highest standards of service delivery, facilities, projects, and programmes for the benefit of our people, our place and our future and reflects the vision of the Community Plan. The priority of the Corporate Plan is to improve economic, social and environmental well-being through place shaping in order to attract visitors, investors, and to encourage people to be active, with a

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A number of settlements in the former Banbridge District Council area transferred to Newry / Mourne and Down Council area on 1 April 2015, including Leitrim, Finnis, Dechomet, Ballyward and 2 nodes of Glen. Following the reform of Local Government in 2015, 3 settlements were transferred from Dungannon District to Armagh City, Banbridge and Craigavon Borough Council Area. The three settlements were Clonmore, Derrylee and Tamnamore (County Armagh element) villages as designated through the Dungannon and South Tyrone Area Plan (DSTAP) 2010. Tamnamore is split by the Blackwater River with the western part of the settlement within Mid Ulster Council Area (Co. Tyrone) and the eastern part within Armagh City, Banbridge and Craigavon Borough Council Area (Co. Armagh).

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focus on promoting health and wellbeing. The Council aims to improve participation in arts and culture and strengthen the Borough as a visitor destination as well as supporting the growth of our local economy, by securing investment in infrastructure and connectivity, and providing opportunities in skills development. The Corporate Plan also acknowledges the LDP, along with the Community Plan and other Council plans and strategies will be important mechanisms to assist delivery of the Council’s vision and priorities.

The dPS has also been informed by a number of other Council Plans and Strategies produced at a local level including: • City / Town Centre Masterplans / Development Frameworks • Transform, A Tourism Strategy 2017-2022 • Play Strategy 2018 – 2026 • Get Moving Framework 2020 – 2030 • Mid-Southwest Regional Economic Strategy

‘Connected’ - The Council’s Community Plan 2017-2030

• Recovery and Growth Framework 2021

Councils across Northern Ireland have a statutory responsibility to participate and lead in Community Planning. As previously indicated, the Local Government (Northern Ireland) Act 2014 introduced a statutory link between the Community Plan and the LDP, in that the preparation of the LDP must take account of the Community Plan. It is intended that the LDP will be the spatial reflection of the community plan and that they should work towards the same vision, setting the long term social, economic and environmental objectives for an area.

• Agriculture Strategy 2022

The Council’s Community Plan is an overarching plan for the Borough with a Vision to ‘have a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning.’ With three cross-cutting themes- Connectivity, Equality and Sustainability -underpinning the foundations of Plan, it provides a strategic framework for collaborative working, helping to integrate other local and regional strategies and the delivery of positive change for communities.

• Active Travel Masterplan 2022 • Arts, Culture and Heritage: A Framework for the Future • Age Friendly Strategy and Action Plan 2022 • Air Quality Action Plan 2022 – 2024 • Armagh Place Plan • Banbridge Place Plan • Dromore Place Plan • Climate Action Plan • Your Voice, Our Future. Draft Heritage Strategy 2025 The above Plans and Strategies will continue to be taken into account during the remainder of the LDP process. The above list is not exhaustive, additional Plans and Strategies of relevance to specific LDP subject policies are identified and explored in greater detail in the accompanying Technical Supplements. All emerging Plans and Strategies, where relevant, will be considered in the preparation of the LDP, following their publication.

Regard has been given to the Community Plan throughout the preparation of the dPS and it will continue to be taken into account throughout the remainder of LDP process.

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2 Borough Profile

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BOROUGH PROFILE

Borough Profile Spatial Characteristics

The Borough covers an area of approximately 554 square miles and adjoins the boundary of five neighbouring Council areas: Mid Ulster District Council, Newry Mourne and Down District Council, Lisburn and Castlereagh City Council, Antrim and Newtownabbey Borough Council (by Lough Neagh) and Monaghan County Council in the Republic of Ireland, as shown below. Map 2: Neighbouring Council Areas. Neighbouring Councils 1. Mid Ulster District Council 2. Newry, Mourne and Down District Council 3. Lisburn and Castlereagh City Council

4. Antrim and Newtownabbey Borough Council

Lough Neagh

Armagh City, Banbridge & Craigavon Borough Council Boundary

20 km

Monaghan County Council (Republic of Ireland)

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Spatial Characteristics The Borough extends from the southern shores of Lough Neagh in the north to the foothills of the Mournes in the east, the Blackwater Valley in the west and South Armagh / the Monaghan border to the south. It spans across County Armagh and parts of County Down and three main river corridors, Blackwater, Lagan and Upper Bann, traverse the Borough. It comprises a diverse mix of attractive rural and urban landscapes, including the Ecclesiastical Capital of Ireland (Armagh City), the ‘Orchard County’, rolling drumlin countryside and areas of peatland, as well as an abundance of heritage assets, such as Dromore Motte and Bailey. The Borough has three main settlements (Armagh City, Banbridge Town and the Craigavon Urban Area), supported by a network of small towns, villages and small settlements and dispersed rural dwellings and businesses. It is made up of seven District Electoral Areas (Armagh, Banbridge, Craigavon, Cusher, Lagan River, Lurgan and Portadown). Lurgan is the largest District Electoral Area accounting for 17.5% of the Borough’s population (2021 Census: 38,198 persons) and Lagan River the smallest accounting for 11.3% of the Borough’s population (2021 Census: 24,804 persons).

Population and Society With a population of 218,65611, the Borough has the largest population of any local government council area in Northern Ireland (NI), outside of Belfast. The Borough’s population increased by 18,863 persons from the 2011 to 2021 Census, with the largest population increase in Craigavon District Electoral Area (15.4% increase). The Borough’s population density is 1.64 residents per hectare, higher than the Northern Ireland average of 1.4. The population is projected to increase to 242,707 persons by 203512, an increase of approximately 24,500 people (11.2%). The proportion of the Borough’s population in the 0-15 age group is projected to decline from 23% in 2020 to 20% by 2035. Likewise, the proportion of those in the 16-64 age group is projected to decline from 62% in 2020 to 61% by 2035. In contrast the percentage of the

11 12 13 14

Borough’s population in the 65+ age group is projected to rise from 15% in 2020 to 19% over the same period. These demographic trends indicate an ageing population, albeit significantly lower than the NI projected average. An ageing population is likely to place additional demands on health and community services while a reduction in the younger age group may have implications for the demand for education provision, as well as on the amount and type of houses required, transport and other land uses. The Borough contained 84,462 households at the time of the 2021 Census. In terms of the urban / rural spilt, 77.5% of residents lived in settlements and 22.5% lived in the countryside. The majority (53.7%) of residents lived in larger settlements (i.e. over 5,000 population). The Borough’s population is made up of approximately 50% female and 50% males, with 80% of residents in good or very good general health. 8.6% of residents within the Borough are born outside the UK or RoI and 13,947 of residents aged 3+ have a main language other than English or Irish. The Department of Health statistics indicate a female life expectancy of 82.8 years and a male life expectancy of 78.8 years within the Borough13. 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 Borough is ranked 7th of the 11 NI Local Government Districts (LGDs) with most deprived (1) to least deprived (11). However, there are pockets of significant deprivation within the Borough with 8 of our Super Output Areas (SOA) in the 10% most deprived in NI. These are within Armagh City, Central Craigavon, Lurgan and Portadown. Key statistics within the Borough in relation to deprivation show that 7% of the population are considered employment deprived, 7% of the population are considered health and disability deprived and 11% of the population are considered education, skills and training deprived14.

www.nisra.gov.uk/statistics/census-2021/census-2021-results www.nisra.gov.uk/publications/2016-based-population-projections-areas-within-northern-ireland www.health-ni.gov.uk/news/life-expectancy-northern-ireland-2020-22 www.nisra.gov.uk/statistics/deprivation-and-poverty/northern-ireland-multiple-deprivation-measure-2017-nimdm2017

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Housing The Borough contained 84,642 households at the time of the 2021 Census. This showed an increase of 9,136 (12.1%) households since 2011 Census, compared to 9.3% increase in NI overall. The projected increase in the number of households between 2020 and 2035 is 11,682 (14.2%) to 93,89815. The average household size in the Borough was 2.56 persons which is projected to fall to an average of approximately 2.4 persons by 2035. Of the total households in the Borough, the percentage of 1 person households is projected to increase marginally from 2020 to 2035 from 25.1% to 25.2%. However, it is notable that over the same period, the percentage of 2 person households are projected to increase from 30.6% to 33.6% and the percentage of 5+ person households are projected to decrease from 11.7% to 10.6%15. The projected change in average household size and an ageing population suggests a greater need for 1 and 2 bedroom dwellings as well as supported housing. The 2021 Census also indicates that the Borough housing tenure was 69% owner occupiers, 19% rented privately and 11% social rented sector. Since the 2011 Census, there has been an increased demand for private rentals (14.8%), and a small fall in the proportion of owner occupied (71%) and social rented sector (12%). The LDP will therefore take account of these trends in planning for new housing, including ensuring that appropriate housing is facilitated in areas accessible to health and community services. The LDP will also seek to encourage a mix of house types, tenures and sizes, to meet the needs over the plan period, including housing for an ageing population and those with disabilities.

Economy In 2021, Armagh City, Banbridge and Craigavon had a Gross Value Added (GVA) total of approximately £4.3bn, the second highest GVA after Belfast (Office of National Statistics). Major employers in the Borough include Almac / Moy Park / Glanbia/ Whites / Eagle Overseas (EoS) and Tayto which recognise the benefits of Armagh City, Banbridge and Craigavon Borough’s strategic location and highly skilled workforce. 15 16 17 18 19 20

In 2025, there were 9,400 VAT/PAYE registered businesses in the Borough, representing an increase of 1,530 (19.4%) since 2013. Since 2013, the total number of registered businesses operating in Armagh City, Banbridge and Craigavon has increased by 1,530 (19.4%). The majority of these businesses (8,515 or 90.6%) were micro-businesses (employing less than 10 people). Within the Borough, approximately 62,325 were employed within the services sector, with 13,644 employed within manufacturing and 4,802 employed in construction16. The 2024 Labour Force Survey detailed a working-age economic activity rate of around 80.8%, which is higher compared to NI average (approximately 75.4%). This growth in businesses and the relatively strong economic activity rate (above NI average) should be considered in the context of the last 10 years, which has been characterised by considerable economic uncertainty including Brexit, the Covid-19 pandemic and a number of international conflicts that have increased the cost of commodities and fuel. With regards to earnings, the median gross weekly full time earnings for those employed in the Borough was £675.3017. In relation to education, 86.3% of school leavers within the Borough achieved at least 5 GCSE’S A*-C18 whilst 9.1% people aged 16 – 64 years have no qualifications19. Education & Training have an important role to play in sustaining the Borough’s economy, as highly skilled people will be needed to take advantage of employment opportunities in all sectors. The Department for Communities - Town Centre Database indicates that the average vacancy rate20 within the Borough’s five City / Town Centres is 16.5% which is significantly below the NI average of 22.1%. The City /Town centres are important service and social hubs for our local economy. They assist in supporting growth and investment within the Borough and as such the LDP will seek to support their vitality, viability and sustainability. In relation to Tourism, there were 164,724 overnight trips to the Borough in 2024, with a spend of £23.3

www.nisra.gov.uk/publications/northern-ireland-household-projections-2016-based www.nisra.gov.uk/publications/bres-publication-and-tables-2022 datavis.nisra.gov.uk/economy-and-labour-market/Employee-earnings-NI-2025.html#18_Local_Government_District www.education-ni.gov.uk/publications/school-leavers-20232 www.nisra.gov.uk/publications/labour-force-survey-annual-tables-202 Average of Armagh City, Banbridge, Craigavon, Portadown and Lurgan Town Centre Vacancy Rates

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million21. The Borough’s main tourism assets include Armagh City & its Cathedrals, Navan Fort Complex, Lough Neagh & Oxford Island, the FE McWilliams Gallery and the Game of Thrones Studio Tour. The LDP also facilitates growth of employment and investment in new tourism related businesses. The countryside also provides important opportunities for employment through agriculture, quarrying, forestry and other rural related enterprises. Agriculture, Forestry and Fishing accounts for 26.5% of all businesses in the Borough; Construction 14.3% and Retail 7.9%22. There are 109,264 hectares farmed and 3,452 Active Farms in the Borough23.

Environment The Borough enjoys a rich natural, built and cultural heritage that shapes our sense of place and identity, contributing positively to the wellbeing of both residents and visitors. This heritage plays a vital role in shaping the Borough’s future, connecting historic and natural environments with people, communities, culture and economy. The Borough’s Historic Environment Designations and Assets currently include 1 Area of Significant Archaeological Interest (ASAI), 185 Scheduled Monuments, 1,266 Listed Buildings, 32 Historic Parks, Gardens and Demesnes with an additional 3 located across the Borough with neighbouring councils and 16 Areas of Townscape Character (ATCs) and 5 Conservation Areas which contribute to the distinct character and quality of the settlements in which they are designated. Furthermore, the natural environment in the Borough, contains several key designations including 4 Sites of International Importance (1 Ramsar Wetland, 2 Special Areas of Conservation (SAC) and 1 Special Protection Area (SPA)); 26 Sites of National Importance (1 National Nature Reserve (NNR), 21 Areas of Special Scientific Interest (ASSI) and 4 Nature Reserves (NR)); and 78 Sites of Local Importance (3 Local Nature Reserves and 75 Sites of Local Nature Conservation Importance (SLNCI)). In addition to the designated sites and landscapes, there are many more assets within the Borough, both urban and rural, that are important for tourism, 21 22 23 24

cultural, nature conservation or leisure purposes. Such assets include undeveloped countryside, local landmarks, unlisted buildings of local importance, civic parks, areas of woodland in addition to Lough Neagh and many rivers, loughs and reservoirs.

Infrastructure Infrastructure provision is a key enabler of development within the Borough and has direct implications for each of the three pillars of sustainable development. Digital infrastructure in the form of broadband provision is some of the highest available in the United Kingdom, with 98% of premises having superfast broadband cover and 93% of premises benefiting from full fibre broadband coverage24. The provision of reliable highspeed broadband is crucial to enable, encourage and expand economic development within the Borough, but also to address important issues such as social isolation. The Borough benefits from its strategic location within NI and RoI, in particular its location on the North/South and East/West Economic Corridors and the Belfast to Dublin rail link. A well connected and comprehensive transportation system makes a vital contribution towards sustainable development; enabling the movement of people, providing access to services and facilities and allowing the efficient distribution of goods within the Borough. Whilst transport planning remains the function of Department for Infrastructure, the LDP plays an important role in integrating transportation and land use planning to encourage more sustainable forms of transport and active travel. Within the Borough there are 4 train stations, located at Lurgan, Portadown, Poytnzpass and Scarva, strategically located along both the North /South and East / West economic corridors. Belfast can be accessed with a 30 minute drive from both the Craigavon Urban Area and Banbridge and 55 minutes drive from Armagh City. Dublin can be reached by rail within 1 hour 45 minutes from Portadown, 1 hour 45 minutes drive from Banbridge or 2 hour drive from Armagh.

datavis.nisra.gov.uk/tourism/tourism24.html# www.nisra.gov.uk/statistics/business/inter-departmental-business-register#toc-4 www.daera-ni.gov.uk/publications/agricultural-census-northern-ireland-2024 www.ofcom.org.uk/phones-and-broadband/coverage-and-speeds/connected-nations-2024

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BOROUGH PROFILE

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With a heavy reliance on private motorised transportation within the Borough (68% of the population drive either a car or van to work, with only 6% choosing to walk or cycle25), there are current opportunities to use active travel within certain areas of the Borough. Walking and cycling networks, such as Craigavon’s Black Path, and elements of the National Cycle Network can reduce the need for motorised transport, support health and well-being and enhance connectivity. Water and wastewater service provision falls mostly within the responsibility of Northern Ireland Water (NIW), who operate 59 wastewater treatment works within the Borough. A number of settlements, however, currently have limited to no capacity for further development connecting into this existing infrastructure. The LDP will have an important role in supporting new and upgraded utilities infrastructure to ensure there is adequate provision and / or capacity to facilitate sustainable development, including economic and housing growth. Sustainable waste management is a central infrastructural area of responsibility for the Council that has a direct impact not only in relation to health, well-being and quality of life, but also in terms of climate change mitigation through waste avoidance, waste prevention, reducing consumption and generating a circular economy, with the ambition to create a zero waste economy. Currently, the Council collects 6,000,000 bins annually, operates 9 recycle and household waste centres and maintains 30+ ‘Bring Banks’26. This has contributed to 54.6% of household waste being sent for preparation for reuse, dry recycling and composting during 2024/202527. Any form of development within the Borough is dependent upon a reliable energy network. At present 95% of households are entirely dependent on the grid, with no renewable energy systems in place14. It is vital that the usage, and supply of sustainable green energy in the Borough is enhanced through the delivery of a diverse, resilient and integrated renewable and low carbon energy network if the ambitious net zero carbon and renewable energy consumption targets are to be realised.

25 26 27

explore.nisra.gov.uk/area-explorer-2021/N09000002/ www.armaghbanbridgecraigavon.gov.uk/council/corporate-plan/ www.daera-ni.gov.uk/articles/northern-ireland-local-authority-collected-municipal-waste-management-statistics

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LOCAL DEVELOPMENT PLAN VISION

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3 LOCAL DEVELOPMENT PLAN VISION

3 Local Development Plan Vision

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LOCAL DEVELOPMENT PLAN VISION

Vision The Council’s Corporate Plan ‘Our People Our Place Our Future’ and Community Plan ‘Connected; A Community Plan for ABC 2017-2030’ are inextricably linked to the LDP in terms of its wider vision to enhance the quality of life for communities within the Borough. The vision for the Community Plan is: ‘We have a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. This vision is mirrored in the Council’s Corporate Plan. The LDP is the spatial reflection of the Community Plan and primarily focuses on land use and place-making aspects of the Community Plan. As a result, the LDP vision has been refined to place particular emphasis on the plan’s place-making role and is a positive statement setting out Council’s aspirations for how the planning system should shape the Borough by 2035. The LDP vision is:

Local Development Plan 2035

‘Armagh City, Banbridge and Craigavon Borough will be a place of choice to live, work and visit, with a vibrant and sustainable economy, healthy and connected communities and a high quality natural and historic environment.’

3 LOCAL DEVELOPMENT PLAN VISION

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STRATEGIC OBJECTIVES

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4 STRATEGIC OBJECTIVES

Strategic Objectives

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STRATEGIC OBJECTIVES

Strategic Objectives

Social Objectives

The Strategic Objectives for the LDP have been developed to assist in the delivery of the Vision, taking account of regional guidance in the Regional Development Strategy (RDS), the Strategic Planning Policy Statement (SPPS) and a range of other government strategies, as well as the Council’s Community Plan. Furthering sustainable development is central to the plan and as such the Strategic Objectives are structured under the three pillars of sustainable development; that is: social, economic and environmental.

· To further develop Armagh City, Banbridge and the

As required by the SPPS, the three pillars must be delivered in a balanced way, therefore, no one theme or objective should be given priority over another but rather the Strategic Objectives should be approached in line with the widely accepted term of sustainable development of ‘meeting the needs of the present without compromising the ability of future generations to meet their own needs.’

The following Social, Economic and Environmental Strategic Objectives have been identified:

Table 1: Strategic Objectives

Local Development Plan 2035

· · · · ·

Craigavon Urban Area* as the main settlements (Hubs) for growth. To support the role of small towns and villages as attractive and vibrant local service centres providing a level of development appropriate to their position in the settlement hierarchy. To support rural communities by providing appropriate and sustainable opportunities for development in the countryside. To provide a sufficient supply of land for new housing to meet housing needs by 2035. To facilitate the diverse range of specific housing needs over the Plan period. To facilitate community safety and shared spaces through good quality design and layout of proposed schemes. To facilitate development of community uses at locations accessible to the local communities they serve.

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Table 1: Strategic Objectives

Economic Objectives

· To facilitate the creation and maintenance of ·

· · ·

· · · ·

conditions that provide for a dynamic, diverse and robust economy to encourage existing and new businesses to invest within the Borough. To facilitate sustainable economic growth by ensuring an ample supply of land for a variety of economic development uses, offering a choice of sites in terms of size and location that are accessible to all members of the community, including those without access to a car. To support, regenerate and promote vibrant city and town centres supported by a network of other centres in accordance with the retail strategy and the hierarchy of centres. To support tourism development by creating and identifying opportunities for sustainable tourism development and by safeguarding key tourism assets from inappropriate development. To facilitate sustainable economic development of an appropriate scale in the countryside, including employment in the primary sector (agriculture, forestry and mining), while recognising the growing importance of selfemployment, homeworking and farm diversification. To facilitate economic regeneration and support the connectivity of disadvantaged and deprived areas. To facilitate investment in power, water, sewerage infrastructure and waste management, particularly in the interests of safeguarding public health. To facilitate physical and digital connectivity which meets the needs of businesses and private households. To protect strategically important transportation and public utilities infrastructure and, where possible, enhance connectivity within the Borough.

Environmental Objectives

· To facilitate and support measures that address

· · ·

· ·

climate change mitigation and adaptation, where practicable, to assist in the transition towards a resilient and net zero carbon economy. To promote sustainable, good quality design and, where possible, the reuse of existing buildings and regeneration of brownfield land to assist climate change mitigation and adaptation and positive place-making. To prevent inappropriate new development in areas known to be at risk of flooding, or that may increase flood risk elsewhere, and to put in place measures to assist in flood risk management. To facilitate integration of transportation and land-use planning to encourage a shift towards more sustainable and active modes of transport. To safeguard unique and sensitive landscapes from inappropriate development by protecting their special landscape character, environmental quality and visual amenity. To protect and enhance open spaces, including green and blue infrastructure that support health and wellbeing, and improve connectivity across the Borough through active travel and integrated biodiversity and ecological networks. To facilitate renewable and lowcarbon energy development in appropriate locations, ensuring the protection of the natural and historic environment in support of sustainable development. To protect, conserve and, where possible, enhance the natural and historic environment. To minimise waste generation and support the sustainable provision of facilities for the management and reuse of materials, promoting a circular economy approach.

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STRATEGIC POLICIES

Local Development Plan 2035

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5 Strategic Policies SP 1 SP2

Furthering Sustainable Development and Climate Change Resilience Design and Place-Making

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STRATEGIC POLICIES

Strategic Policies Furthering Sustainable Development & Climate Change Resilience and Adapatation Introduction

The principle of furthering sustainable development underpins all aspects of the Local Development Plan (LDP). The LDP also plays a vital role in addressing climate change by shaping developments to reduce greenhouse gas emissions and enhance resilience to environmental risks from climate change. Through sustainable patterns of growth, energyefficient design and integration with natural processes, the LDP can help create sustainable places that adapt to changing conditions, while supporting a low-carbon future. The effects of climate change are becoming increasingly evident across our Borough. Extreme weather events, particularly intense storms, have caused serious damage to both the built and natural environment. Heavy rainfall and high wind speeds have led to notable damage in our urban and rural areas, affecting residents, local businesses, and agricultural activity. In addition to flooding and severe storms, the Borough faces growing risks from heatwaves, drought and wildfires. While our Council area does not have a coastline, the interconnected nature of regional impacts means that events affecting neighbouring councils may have significant consequences for our own communities. These events reinforce the urgent need for climate resilience and adaptation measures within the LDP. The Climate Change Act (Northern Ireland) 2022 puts in place a statutory framework for addressing the challenges of climate change (section 1 (1)). The Act sets an ambitious target of achieving net zero greenhouse gas emissions by 2050. The Act envisages that a series of sectoral plans will be brought forward. Section 16 (2) requires sectoral plans for infrastructure to include proposals for planning. Section 15 sets for the Department for the Economy a target at 80% of electricity consumption from renewable sources by 2030. The Strategic Planning Policy Statement (SPPS) acknowledges that sustainable development is at the heart of both the SPPS and the planning system. It also recognises that addressing climate change through both mitigation and adaptation is a key challenge

Local Development Plan 2035

in advancing sustainable development. Enhancing resilience to current and future climate impacts is also a core focus of the Northern Ireland Climate Adaptation Programme. The Councils Corporate Plan ‘Our People, Our Place and Our Future’ 2023-2027 acknowledges its corporate responsibility, both as a large employer and a community leader, to take action to review our own and the Borough’s performance to further sustainable development and actions on climate change. To achieve this, one of the commitments of the Corporate Plan is to actively respond to the climate crisis and support others to do likewise. Following the Council declaring a Climate Emergency in 2020, the Council has published the Climate and Sustainability Action Plan 2025-2030 and A Net-Zero Carbon Roadmap Analysis for Armagh City, Banbridge and Craigavon Borough Council as well as the development of associated green initiatives. The Local Development Plan (LDP) provides a critical spatial framework for furthering sustainable development and addressing climate change through both mitigation and adaptation. It will support development that contributes to achieving climate change targets. The LDP will provide the framework to guide planning decisions that actively enable the transition to a climate-resilient, low-carbon Borough.

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Strategic Policy SP 1

Furthering Sustainable Development & Climate Change Resilience Facilitate sustainable development that helps mitigate and adapt to the impacts of climate change, having regard to the Local Development Plan and all other material considerations. Where a proposed development would result in demonstrable harm to interests of acknowledged importance planning permission will be refused.

Justification and Amplification Sustainable development is the core principle underpinning planning, the purpose of which is to meet the needs of the present without compromising the ability of future generations to meet their own needs. The three pillars of sustainable development are social, economic and environmental factors. Furthering sustainable development requires the balancing of these factors when considering development proposals. The Council’s approach

is that sustainable development should be permitted, having regard to the development plan and all other material considerations, unless the proposed development will cause demonstrable harm to interests of acknowledged importance. In considering development proposals, the Council recognises the importance of promoting the three pillars of sustainable development and the need to exercise planning judgement in the relative weight to be given to these factors in decision making.

Facilitating sustainable development that mitigates and adapts to climate change is essential to creating resilient places and communities. This approach ensures that development not only reduces environmental impacts but also strengthens the capacity of the Borough to cope with future challenges, that will support the wider climate change agenda. This will be achieved through Our Spatial Growth Strategy and planning policies as detailed in table 2 below.

Table 2: Delivery of SP 1 to further Sustainable Development This will be achieved by:

Correlating Strategy / Policy

Supporting Integrated and Sustainable Growth: Promote spatial planning that locates housing, employment, and services in well-connected areas with strong public transport links, reducing travel demand and emissions while encouraging active travel and contributing to decarbonisation.

Spatial Growth Strategy SGS 1 – SGS 9 GP 1 Mitigating and Adapting to Climate DES 1 Design Quality DES 2 Rural Design and Character in the Countryside HOU 3 Design Concept Statements, Concept Master Plans and Comprehensive Planning OSR 8 Green and Blue Infrastructure TRAN 8 Active Travel

Supporting Renewable Energy Development and RLED 1 Renewable and Low Carbon Energy Encourage Decentralised Low-Carbon Energy: Support Development the generation and storage of renewable energy in GP 1 Mitigating and Adapting to Climate Change appropriate locations including renewable micro generation, emerging and advancing technologies, while ensuring that such developments do not result in unacceptable environmental or community impacts. Designing Energy-Efficient Developments: Requires development to incorporate design principles such as passive solar design, that minimise energy consumption and enhance climate resilience.

GP 1 Mitigating and Adapting to Climate Change

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Protecting and Enhancing Green and Blue Infrastructure and Promote Sustainable Travel: Protect and enhance existing areas of open space, while facilitating the provision of new open spaces to strengthen connectivity between existing and planned green and blue infrastructure, including greenways, blueways, and community linkages, while reducing carbon emissions and improving health and wellbeing.

Open Space Policies - OSR 1, OSR 2, OSR 3 and OSR 8

Conserving and Restoring Biodiversity and CarbonStoring Habitats: Support the restoration and enhancement of habitats that contribute to carbon sequestration and ecological resilience. Maximise carbon storage by conserving natural environments such as woodlands.

Natural Heritage Policies NH 1 – NH 9

Preserving Embodied Carbon in Existing Buildings: Promote the retention and adaptive reuse of buildings, including historic and character buildings, to reduce the carbon footprint associated with demolition and new construction.

GP 1 Mitigating and Adapting to Climate Change

Advancing Sustainable Waste Management: Encourage waste reduction and the implementation of the waste hierarchy, including the provision of adequate space for recycling and composting within residential developments.

GP 1 Mitigating and Adapting to Climate Change

Managing Flood Risk Proactively: Restrict development in areas vulnerable to fluvial, and surface water flooding, and implement measures to mitigate flood risk.

Flood Risk and Drainage Policies FRD 1 - FRD 5

Implementing Sustainable Drainage Solutions: Facilitate the integration of sustainable drainage systems in all developments to manage surface water and reduce flood risk.

GP 1 Mitigating and Adapting to Climate Change

Supporting Climate-Resilient Mineral Development: Encourage the sustainable extraction of mineral resources in ways that contribute to climate change mitigation and adaptation, including through lowcarbon practices, site restoration, and enhanced resilience to environmental risks.

Minerals Development Policies MIN 1 - MIN 8

Local Development Plan 2035

In the case of provision for new housing development: HOU 3 Design Concept Statements, Concept Master Plans and Comprehensive Planning and TRAN 1 Accessible Environments, TRAN 5 Protection of Disused Transport Routes and TRAN 8 Active Travel

GP 1 Mitigating and Adapting to Climate Change

Built Heritage and Archaeology Policies HE 1 – HE 14. HE 14 Conversion and Re-Use of Non-Designated Heritage Assets in particular

Waste Management Policies WMT 1 - 6

Flood Risk and Drainage Policies FRD 3 & FRD 4

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Introduction

STRATEGIC POLICIES

Design and Place-Making Good design and positive place-making refer to the creation of well-designed, inclusive and sustainable environments that enhance the quality of life for communities. Our Borough is home to a variety of attractive buildings and well-designed places that contribute positively to its identity and appeal. These include historic demesnes, civic spaces, residential areas, urban parks and settlements with a distinct character, all of which help create environments where people want to live, work and enjoy leisure activities. Planning has a key role in enabling good-quality design and the Local Development Plan (LDP) provides the framework to support this. New development offers opportunities not only to enhance the physical environment but also to improve how places are experienced, used and perceived by our community. The Regional Development Strategy (RDS) 2035 recognises that the right environment can help strengthen community cohesion, foster a stronger community spirit and increase our sense of place which supports both urban and rural renaissance. Additionally, the Strategic Planning Policy Statement (SPPS) identifies ‘supporting good design and positive place-making’ as one of its five core planning principles. This is further supported by guidance such as Living Places: An Urban Stewardship and Design Guide for Northern Ireland which promotes that development is context-sensitive, connected and resilient which encourages active travel, mixed use developments and the integration of green infrastructure. Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside also strongly supports the principle of place-making with emphasis on contextual design which encourages development that responds to and enhances the local landscape character, settlement patterns and traditional siting. This aligns with place-making by ensuring new buildings contribute positively to the identity and sense of place in rural communities. It also promotes visual integration of new development with the surrounding countryside, existing clusters and focal points within dispersed rural communities, which supports place-making by reinforcing connections between people, buildings and the landscape. The Councils Corporate Plan 2023-2027 ‘Our People, Our Place, Our Future’ has a vision to create ‘a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. This vision complements

the Council’s Community Plan, with a commitment to enhancing the wellbeing of people and places across the Borough. The Corporate Plan identifies the Borough’s built heritage and designations and assets and acknowledges the unique tapestry and diversity of our city, towns, villages, nature reserves, waterways, rural hinterlands, parks and open spaces as not just important to our local flora and fauna. It is equally acknowledged how important these are to our local people and visitors. It also recognises that the Borough has unrivalled heritage buildings and highlights the importance of Navan Fort as an area of archaeological significance. Furthermore, funding is in place to deliver projects such as Armagh City and Lurgan Townscape Heritage schemes, which support preserving the unique value and character of our heritage buildings, monuments and spaces that contribute to cultural wealth, pride and interest in our places and communities. It recognises that place shaping improves the social, economic, environmental and cultural wellbeing of the place, ensuring aspirations of the community are being realised and included in the process. Through good design and positive place-making the LDP can ensure that the aspirations of local people are reflected in the development process, resulting in places that are inclusive, distinctive, and responsive to local needs. The Council’s Community Plan ‘Connected’ 2017-2030 identifies ‘Place’ as one of the three central themes of the community plan along with ‘Community’ and ‘Economy’. At the heart of the Community Plan are nine longterm outcomes, three of which fall under the ‘Place’ Theme: A Creative Place, A Revitalised Place and A Sustainable Place. Each of these outcomes highlights the importance of good design and place-making in shaping vibrant, inclusive and resilient communities across the Borough. Under A Creative Place, the Plan recognises the value of heritage, arts and culture in everyday life. These elements enhance our sense of place and contribute to improved wellbeing and quality of life. The Plan emphasises the importance of preserving and enhancing the Borough’s rich archaeological and built heritage, with a key indicator being the number of heritage-at-risk assets that are successfully saved.

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A Revitalised Place focuses on the role of placeshaping in improving social, economic, environmental and cultural wellbeing. It stresses the need to protect the distinct identities of both urban and rural areas, referencing initiatives such as the Armagh Place Plan. The Plan also highlights the importance of creating safe and welcoming town centres, informed by public perceptions gathered through surveys. Issues raised during community engagement include accessibility, attractiveness, housing availability, community activities and the condition of the built and natural environment. The Plan acknowledges the need to maintain and enhance the rural character of areas within the Borough including the southern shoreline of Lough Neagh. It also addresses the growing demand for affordable housing that meets the needs of a diverse population. It acknowledges that the ageing housing stock presents challenges in terms of energy efficiency and accessibility. A key indicator for this outcome is the percentage of people who view town centres as safe and welcoming for all.

Local Development Plan 2035

The outcome of A Sustainable Place also addresses the urgent challenge of climate change and the need for coordinated action at global, national and local level. Environmental concerns such as toxic algal blooms in Lough Neagh and local rivers have drawn international attention, with pollution from agriculture, wastewater, septic tanks, and industrial processes exacerbated by rising water temperatures linked to climate change. The Borough’s Place Plans include a range of actions to support a transition to net zero, including promoting active travel, enhancing blue and green infrastructure, developing allotments, restoring and reusing built heritage, protecting, restoring and enhancing biodiversity, and supporting the creation of green jobs. Both the Corporate Plan and the Community Plan share a commitment to enhancing the quality of life across the Borough and this is underpinned by the principles of good design and place-making. As outlined above, the LDP plays a key role in advancing good design and positive place-making by establishing a spatial and policy framework that guides and supports good quality development across the Borough.

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5 STRATEGIC POLICIES

Strategic Policy SP 2 Design and Place-Making

The Council will require all new development where appropriate, to contribute to the creation of successful and sustainable places by adhering to the principles of good design and positive place-making.

Justification and Amplification The Council recognises the importance of good design and place-making and the positive contribution that it can have in areas within the Borough, in terms of reinforcing local distinctiveness, sustainability, community cohesion, quality of life, as well as the role which well designed, vibrant places play in attracting inward investment. The principles of good design and positive placemaking referred to in the policy are set out below and these principles will be delivered through the relevant operational policies. 1. Adopting a Contextual Placebased approach Ensuring that new development takes account of its context contributes to a sense of place and are compatible with surrounding uses. Development proposals will be expected to demonstrate a clear understanding of the site and its setting through contextual analysis, which positively contributes to the character and appearance of the area and reinforces or enhances local distinctiveness. Council will seek the enhancement of areas where existing development is of poor design.

2. Protecting, Conserving and Enhancing the Historic and Natural Environment A strong emphasis is placed on protecting, conserving and enhancing the natural and historic environment as an integral part of sustainable development. Through good design, Council will seek, where appropriate, the repair, restoration and/or enhancement of the natural and historic environment. 3. Good Quality Sustainable Design Ensuring that there is a strong emphasis placed on appropriate architectural style, scale, massing, form, materials, layout and landscaping to ensure developments contribute to the creation of sustainable, inclusive and appealing distinctive places.

4. Supporting Sustainable Movement New development should be designed to support active travel, access to public transport, connectivity and permeability, that enhances movement within and between places and supports healthier lifestyles. 5. Making Safe and Inclusive Places for People Public spaces should be designed to be safe, inclusive and welcoming for all, reflecting the diversity of users and promoting equality of access that supports social interaction, wellbeing and community spirit. They should be spaces that are easy to navigate, physically accessible and appealing to all age groups, where people feel safe and welcome.

New development should actively contribute to climate change mitigation and adaptation by integrating appropriate renewable and low carbon technologies that support overall climate resilience. New development should where possible, incorporate green and blue infrastructure that enhances ecological resilience, promotes health and wellbeing and improves environmental quality.

armaghbanbridgecraigavon.gov.uk

SPATIAL GROWTH STRATEGY

Local Development Plan 2035

6 SPATIAL GROWTH STRATEGY

6 Spatial Growth Strategy SGS 1 SGS 2 SGS 3 SGS 4 SGS 5 SGS 6 SGS 7 SGS 8 SGS 9 SGS 10 SGS 11 SGS 12

Spatial Growth Strategy Settlement Hierarchy Strategic Housing Allocation Management of Housing Supply Strategic Economic Development Lands Allocation Retail Hierarchy Tourism Strategy Transportation Strategy Open Space Strategy Sustainable Development in the Countryside Strategic Landscape Policy Area Heritage Strategy

armaghbanbridgecraigavon.gov.uk

Local Development Plan 2035

PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

Introduction

SPATIAL GROWTH STRATEGY

Spatial Growth Strategy The Regional Development Strategy 2035 (RDS) contains a Spatial Framework that divides Northern Ireland into five components based on functions and geography. It identifies a hierarchy of settlement types and provides Spatial Framework Guidance to direct the future distribution of development across the region. The RDS and its Spatial Framework has been key in the development of the Spatial Growth Strategy. The Spatial Growth Strategy provides a strategic framework for realising the vision of sustainable development for the Borough. The Local Development Plan (LDP) is required to contain a Spatial Growth Strategy setting out the direction for development and use of land for the Plan period. The RDS sets objectives around promoting population growth and economic development in the main Hubs and sustaining rural communities and the smaller settlements. A key component of the Spatial Growth Strategy is the identification of a Settlement Hierarchy in order to deliver development in a more sustainable manner. The vision for the LDP aligns with the Council’s Corporate and Community Plan vision in stating that: “Armagh City, Banbridge and Craigavon Borough will be a place of choice to live, work and visit, with a vibrant and sustainable economy, healthy and connected communities and a high quality natural and historic environment.” This vision aims to make our Borough an attractive sustainable place to live, visit and work.

The RDS identifies Armagh City, Banbridge Town and the Craigavon Urban Area as Hubs within the Borough and highlights the potential to cluster and capitalise on their strategic position on the Belfast/Dublin and Belfast/Enniskillen/Sligo Economic Corridors. The remaining settlements in the 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. Three of the five elements of the Spatial Framework apply to our Borough (Hubs and Clusters of Hubs, The Rural Area and Corridors). It also sits on the southern shores of Lough Neagh which is identified as a Strategic Natural Resource (refer to Figure 3). A sustainable approach to further development is sought to ensure that growth does not exceed the capacity of the environment or the essential infrastructure expected for modern living.

To sustain progress, it is key that the LDP 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 strategic objectives of the LDP and to inform it, account has been taken of the following:

· Regional Development Strategy 2035 (RDS); · Strategic Planning Policy Statement Edition 2, 2025 (SPPS);

· Existing Area Plans (Growth Strategy and Settlement Hierarchy);

· LDP evidence base as contained in the relevant ·

topic-based preparatory papers and technical supplements; and Relevant Council documents such as the Corporate Plan 2023-2027, Community Plan 2030 & the Mid South West Growth Deal.

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PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

SPATIAL GROWTH STRATEGY

Diagram No. 2.3 Rathlin Island

CAUSEWAY COAST

FOYLE ESTUARY

ANTRIM COAST & GLENS

Ballymoney

Belfast Metropolitan Urban Area

Ballycastle Coleraine

Letterkenny

Spatial Framework for Northern Ireland

Londonderry- North West Region

Limavady

Gateways

Londonderry

Ballymena Larne

Main Hubs

Strabane

SPERRINS

Carrickfergus

Antrim

Magherafelt

Belfast

Donegal

Cookstown

LOUGH NEAGH

Omagh

Clusters

Lisburn

Armagh

Banbridge

G Upper Lough Erne

Monaghan

RING OF GULLION

MOURNES Newry

Sligo Lough Allen

STRANGFORD LOUGH & COAST Downpatrick

Enniskillen

To Sligo

Ports Belfast International Airport

Craigavon

FERMANAGH LAKELAND

Bangor Newtownards

Dungannon

Lower Lough Erne

Local Hubs

Newcastle Warrenpoint

Cavan

To Dublin

Airports Strategic Natural Resource

Key Transport Corridors Link Corridors Trunk Roads Railways NSS - National Spatial Strategy Gateway

Dundalk To Dublin

NSS - National Spatial Strategy Hubs

Figure 3: RDS Spatial Framework for Northern Ireland. The SPPS recognises that within the wider context of spatial planning, LDPs should allocate appropriate land for differing types of land use and set out the main planning requirements to be met in respect of zoned sites, along with designations. It acknowledges that the LDP is a fundamental tool in the implementation of central government policies and strategic objectives particularly those set out in the RDS 2035. The overarching purpose of the Plan Strategy is to provide the strategic policy framework for the Plan area, and to bring forward a local growth strategy. In preparing a Plan Strategy, the Council will address the range of policy matters set out within the SPPS. The RDS 2035 also sets out a Hierarchy of Settlements and Related Infrastructure Wheel (Table 3) which illustrates the patterns of service provision that are likely to be appropriate at different spatial levels, including villages, smaller towns, regional towns and cities. Small settlements and the rural area complete the hierarchy of locations where development may take place.

Local Development Plan 2035

The model recognises the strong relationship between settlement size and the levels of service that can be supported. However, it 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 Borough; the population of rural hinterlands can also support services in urban centres. 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. Access to services and facilities is also important. Creating a critical mass to support a level of services raises challenges for service providers in meeting the needs of spatially dispersed populations.

PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

Principal Cities

Regional Towns

Smaller Towns

Villages

Skills

University

Further Education / Special School

Library / Post Primary School

Nursery / Primary School

Health

Acute Hospital, A&E, Maternity

A&E Hospital, Children’s Home, Minor Injuries, Outpatients

Pharmacy, Health Centres, Social Services, Day Care Centres

Doctor, Ambulance, Outreach Services

Social

Museums/Galleries, Conference/Concert Arena

Leisure Centre (pool), Visitor Centre, Advice Centres, Arts & Culture Centre

Community Centre, Sports Facilities, Welfare Services

Local Hall, Play Areas

Environment

Power Generation, AONB/ ASSI

Water & Sewage Treatment Plants, Waste-landfill, Waste-recycle

Recycling, Renewables, Water & Sewers Supply

Access to clean water, Sewage disposal

Commercial

Department Stores, Specialist Shops, Arts & Cultural Facilities

Shopping Centres, Retail, Warehousing, Range of Restaurants

Supermarket, Restaurants, Mix of Retail Facilities

Shop, Pub, Post Office, Petrol Station

Justice

Police HQ, High Court, Prison, Forensic Science

Police District, County Court, Probation Service

Police Station

Neighbourhood Watch

Productive

Tourism Signature Projects, Science, Science Centre, Major Industrial Parks, Strategic Development Zones

Industrial Park, Tourism Office

Enterprise Centre, Information Office

Workshop / Business Unit

Networks

Ports & Airports, Key Transport Nodes, Energy Generation, Interconnector

Major Roads, Bus/ Rail, Park & Ride, Cycle Network

Link Corridors / Trunk Roads, Bus/ Rail to larger centres

Local Roads, Broadband, Urban Street Lighting, Local Bus, Cycle

SPATIAL GROWTH STRATEGY

Infrastructure

Table 3: Composite Table of RDS Hierarchy of Settlements & Related Infrastructure Wheel The Corporate Plan 2023 - 2027 outlines how the Council will make a positive impact within the Borough in the years ahead. It demonstrates the Council’s commitment to upholding the highest standards for the betterment of ‘Our People, Our Place and Our Future’. The Corporate Plan priority is to improve the economic, social and environmental well-being through place shaping in order to attract visitors, investors, and to encourage people to be active, with a focus on promoting health and wellbeing. ‘Connected’ the Community Plan has an outcomes based approach with three main themes of Community, Economy and Place alongside the cross-cutting themes of connectivity, equality and sustainability. Its purpose is to make life better by improving social, economic and environmental wellbeing. Nine outcomes are at the core of the plan and set out what the Council and

its partners hope to achieve, why it is important and how we will know if we are succeeding. The Spatial Growth Strategy set out below will support the delivery of the LDP’s vision and strategic objectives by setting out where growth should be directed, in terms of housing, employment and commercial development over the Plan period. The strategy acknowledges the role and function of the settlements within Armagh City, Banbridge Town and Craigavon Urban Area, the regional importance of the larger ‘Main Settlements’ (Hubs) and the need to sustain rural communities living in the smaller settlements and the countryside. The Spatial Growth Strategy will primarily be delivered through the strategic policies and proposals set out in Part 1 of the Plan Strategy and will inform allocation of land for development at Local Policies Plan.

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SPATIAL GROWTH STRATEGY

Spatial Growth Strategy SGS 1 Spatial Growth Strategy

The Spatial Growth Strategy for the Borough will provide the strategic framework for delivery of the LDP Vision and Strategic Objectives. It comprises the following:

· Manage growth across the Borough to promote sustainable patterns of development, that supports the role of the Settlement Hierarchy.

· Focus growth in the Main Settlements (Hubs) of Armagh City, Banbridge Town and Craigavon Urban Area, · · ·

strengthening their roles as the primary locations for housing, economic growth, retail, services, tourism, administration, leisure and cultural facilities within the Borough. Facilitate growth in the small towns to provide appropriate opportunities for housing, business, retail and services, leisure and cultural facilities. Sustain rural communities in villages and small settlements by facilitating sustainable development of an appropriate scale, nature and design appropriate to the character of the settlement. Facilitate sustainable development in the open countryside, balancing the need to protect the environment and rural character with sustaining a strong and vibrant rural community.

Justification and Amplification The Spatial Growth Strategy supports the LDP vision and strategic objectives by guiding where growth should be directed in terms of housing, economic growth, retail, services, tourism, administration, leisure and cultural facilities, over the Plan period. Growth will be primarily directed to our Main Settlements (Hubs) of Armagh City, Banbridge Town and Craigavon Urban Area (Portadown / Central Craigavon / Lurgan) given the existing level of infrastructure, service provision and community facilities, along with their strategic location on key transport corridors. Small towns will complement the Main Settlements (Hubs), while villages and small settlements will continue to serve rural communities with appropriately scaled development, which will also support the rural hinterlands. It is anticipated that our main city / town centres will be reinforced

Local Development Plan 2035

by retail, office and other main town centre uses and a sequential town centre first approach will be applied to those uses to support the vitality and viability of our centres (refer to the Retail Strategy and Policy RTC 1). Main Settlements (Hubs) will accommodate economic and residential growth within the existing urban fabric, prioritising previously developed land where possible, (refer to Strategic Allocations SGS 3 - 5). Strategic Economic Development Lands will be recognised, with new economic zonings provided as needed to ensure an ample supply of development land to support sustainable growth. Housing zonings and a phased approach will ensure sufficient land is available throughout the plan period to meet identified housing needs (refer to SGS 3 Strategic Housing Allocation and SGS 4 Management of Housing Supply). The six small towns will support the Main Settlements (Hubs)

by providing opportunities for economic development, housing, retail, community and leisure development in keeping with the location, scale, function and character of the settlement. This means protecting existing economic development zonings to maintain a generous supply of economic development land (refer to Economic Development Strategy SGS 5 and Policy ECN 9). Similarly, housing zonings will ensure land availability over the Plan period to meet housing needs (refer to the Housing Strategy and SGS 3 - 4). Villages within the Borough will be sustained and revitalised, continuing to serve as local service centres that meet the daily needs of rural communities. They will also support rural businesses and accommodate appropriately scaled residential development. Small settlements will serve as focal points for rural communities, particularly in more remote areas of the Borough. Often forming around clusters or crossroads,

PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

6 SPATIAL GROWTH STRATEGY

these locations offer opportunities for single dwellings, small groups of housing, or rural businesses. Development should be proportionate to the settlement’s size, scale, and setting. Within the countryside, (refer to the Countryside Strategy, including SGS 10) development such as single dwellings, farm diversification, agriculture and forestry projects, sustainable tourism, and mineral proposals will be facilitated where compliant with plan policies which will help sustain vibrant rural communities.

Delivery of Spatial Growth Strategy The Spatial Growth Strategy will be delivered by the following strategic spatial proposals and strategic policies, set out in Part 1, and supported by appropriate operational subject policies, set out in Part 2:

Whilst the Spatial Growth Strategy and associated topic strategies aim to promote sustainable development throughout the Borough, this growth must also be balanced with environmental protection. The safeguarding and enhancement of the environment also has positive economic and social implications.

· Settlement Hierarchy · Housing Strategy · Economic Development Strategy · Retail Strategy · Tourism Strategy · Transportation Strategy · Open Space Strategy · Countryside Strategy · Heritage Strategy

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SPATIAL GROWTH STRATEGY

Settlement Hierarchy Introduction

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 Settlements (Hubs) · Small Towns · Villages · Small Settlements Areas not designated under these categories will, for the purposes of the LDP, be treated as the countryside. Central to our Borough’s Spatial Growth Strategy is a Settlement Hierarchy which supports and sustains local communities, in line with the Regional Development Strategy 2035 (RDS) Regional Spatial Framework. The Settlement Hierarchy provides the spatial framework for the delivery of the Spatial Growth Strategy to ensure growth is delivered in the most sustainable way, by guiding development to the most suitable locations and ensuring that the scale of development is appropriate to the capacity and constraints of the relevant settlement. The Settlement Hierarchy takes account of a wide range of factors. To establish each settlement’s position in the hierarchy, a full evaluation of existing and potential new settlements has been carried out and is detailed in (Technical Supplement 1 - Settlement Hierarchy and Strategic Settlement Evaluation). This evaluation of settlements takes into account the RDS Regional Spatial Framework, including the six tests of the Housing Evaluation Framework (Resources, Environmental Capacity, Transport, Economic Development, Urban/Rural Character, Community Services), settlement catchment and function, the Hierarchy of Settlements and Related Infrastructure Wheel, census data, existing development plans, along with the data detailed within the NISRA document ‘Classification and Delineation of Settlements’. Local knowledge has also been taken into account. The ability of each of the settlements to accommodate growth will differ depending on a number of often competing factors including physical, environmental and infrastructural constraints. The legacy Area Plans, the Armagh Area Plan 2004 and Alteration No. 1: Armagh Countryside Proposals, Craigavon Area Plan 2010, Banbridge/ Newry and Mourne Area Plan (BNMAP) 2015 and the Dungannon South Tyrone Area Plan 2010, insofar as they relate to the Borough, set out the Settlement Hierarchy across the Borough.

Local Development Plan 2035

As outlined in the Spatial Growth Strategy (SGS 1), the RDS provides a hierarchy of settlements and related infrastructure wheel which outlines the patterns of service provision that are likely to be appropriate at different spatial levels including villages, smaller towns, regional towns/clusters and principal cities. The Settlement Hierarchy has been assessed against the following infrastructure provision highlighted in the RDS Infrastructure Wheel across the range of settlements, as detailed in Table 3. This is reproduced in a composite table as set out in Table 3. The Hierarchy of Settlements and Related Infrastructure model recognises the strong relationship between settlement size and recognises that settlements often provide either a greater or lesser range of services and facilities than the core population may suggest. It is not appropriate therefore to consider settlement or urban population size alone in classifying settlements within the Borough; the population of rural hinterlands can also support services in urban centres, or some settlements may rely on larger settlements in close proximity for services. An evaluation of extant and proposed settlements was carried out to determine if a settlement was placed within the appropriate tier of the Settlement Hierarchy or if a new settlement should be designated. This evaluation is detailed in Technical Supplement 1: Hierarchy and Strategic Settlement Evaluation. The Strategic Planning Policy Statement, Edition 2, 2025 (SPPS) identifies the broad types of development that is considered acceptable within settlements, with the focus mainly on housing and economic development. It also indicates that LDPs should set development limits for all identified settlements. (Settlement Development Limits will be reviewed at Local Policies Plan stage). Under development in the countryside, the countryside is defined as land lying outside of settlement development limits as identified in LDPs (see the Countryside Strategy and SGS 10: Sustainable Development in the Countryside).

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PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

SPATIAL GROWTH STRATEGY

SGS 2

Settlement Hierarchy The Settlement Hierarchy which is designated as part of the Council’s Spatial Growth Strategy is set out below in Table 4. Table 4: Settlement Hierarchy Settlement Hierarchy (104)

Settlements

Tier 1: (3) Main Settlements (Hubs)

Armagh City, Banbridge Town and Craigavon Urban Area.*

Tier 2: (6) Small Towns

Dromore, Gilford, Rathfriland, Keady, Markethill and Tandragee.

Tier 3: (30) Villages

Blackwatertown, Charlemont, Darkley, Glenanne (Lisdrumchor), Hamiltonsbawn, Killylea, Laurelvale/Mullavilly, Loughgall, Middletown, Milford, Mountnorris, Poyntzpass, Richhill, Tynan, Kinallen, Lawrencetown, Loughbrickland, Scarva, Aghacommon, Aghagallon, Bleary, Dollingstown, Donacloney, Drumnacanvy, Magheralin, Waringstown, Scotch Street, Derrymacash, Clonmore and Tamnamore.

Tier 4: (65) Small Settlements

Acton, Aghory, Annaghmore (Teagy Rd), Annaghmore (Moss Rd), Annahugh, Ardress, Artasooly, Auglish, Ballymacnab, Broomhill, Carrickaness, Cladymore, Clare, Collegeland, Derryhale, Derrynoose, Derryscollop, Drumhillery, Edenaveys, Eglish, Glenanne, Granemore, Kilmore, Lisnadill, Loughgilly, Madden, Milltown (Aghory), Milltown (Benburb), Mullaghbrack, Salters Grange, St. Mary's Terrace, Stonebridge, Tassagh, Tullygoonigan, Tullyroan Corner, Annaclone, Ardtanagh, Ashfield/Gowdystown, Ballela, Ballyroney, Closkelt, Corbet, Glasker, Glen, Katesbridge, Kilkinamurray, Lenaderg, Moneyslane, Tullylish, Waringsford, Ballymacmaine, Ballynabragget, Blackskull, Charlestown, Derryadd, Derrylee Derrymore, Derrytrasna, Gamblestown, Gibson's Hill, Maghery, Milltown (Co. Armagh), Milltown (Co. Down), Tartaraghan and The Birches.

*Includes Portadown, Central Craigavon & Lurgan

Justification and Amplification The LDP designates 104 settlements over four tiers within the draft Plan Strategy for the plan area. The four tiers are as follows: • Tier 1: 3 x Main Settlements (Hubs) • Tier 2: 6 x Small Towns • Tier 3: 30 x Villages • Tier 4: 65 x Small Settlements The three Main Settlements (Hubs) of Armagh City, Banbridge Town and Craigavon Urban Area

(comprising Portadown, Central Craigavon & Lurgan) are confirmed as Hubs in the RDS 2035 and are considered to have the most potential to cluster in the Borough. These settlements have been retained at the top tier of the Settlement Hierarchy. Main Settlements (Hubs) will be the focus of development within the Borough and will be supported by the small towns, villages and small settlements, which are identified as local centres serving the needs of the rural hinterland.

Main Settlements (Hubs) The three Main Settlements (Armagh City, Banbridge Town and Craigavon Urban Area) have settlement populations significantly in excess of any of the small towns or villages with resident populations ranging between approximately 16,000 and 72,000 in 202128. They also operate at a higher level in terms of the range of facilities and services they offer, their transportation connections and the strength of their residential and economic base. All of these considerations

www.nisra.gov.uk/publications/census-2021-main-statistics-settlements-and-wards-northern-ireland

Local Development Plan 2035

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6 SPATIAL GROWTH STRATEGY

align with the regional status of these settlements as Hubs. The RDS also directs that they will be the focus for major population growth and economic development. The Craigavon Urban Area which is made up of Portadown, Central Craigavon and Lurgan is the largest of the three hubs with over four times the population of Armagh City or Banbridge Town. Craigavon performs a strong sub-regional function offering a wide range of services and facilities. It has an established retail function, a strong manufacturing and industry base and with leisure and tourism functions. It is well connected to both Belfast and Dublin with its location on the rail line and easy access to the M1 Motorway. Armagh City is another one of the Borough’s Hubs and has city status. The RDS acknowledges that it is a rich heritage and tourism destination and is the main town located to the west of the Borough with link corridor connections to Monaghan, Craigavon, Newry and the west. Armagh City has a strong service provision and serves a wide catchment area and rural hinterland. Banbridge Town is located to the east of the Borough along the A1 key transport corridor. It benefits from its strategic location on the Belfast/Dublin Corridor and will continue to have a key role as an important retail and commercial centre within the cluster. Banbridge Town also serves a wide catchment and rural hinterland. As the Borough’s Main Settlements, the three Hubs will be the focus of the population, housing, economic, retail and leisure, throughout the plan period in accordance with

the Spatial Growth Strategy and regional direction. Small Towns The second tier of the Settlement Hierarchy, below the Borough’s Main Settlements (Hubs), is Small Towns. Population size alone does not dictate the position of a settlement in the hierarchy; it is also assessed alongside the range of facilities provided within a settlement and how it serves the surrounding rural hinterland. There are six small towns proposed within this tier of the Settlement Hierarchy. This comprises the existing local towns of Keady, Markethill & Tandragee in the Armagh area and Dromore, Gilford & Rathfriland in the Banbridge area. These settlements have larger populations than most of the legacy villages and also serve a wider rural hinterland with a strong level of service provision including employment, retail and community facilities. The Small Towns provide a lesser range of retail, housing, services, employment, leisure and community facilities than the Main Settlements (Hubs). Villages The third tier of the Settlement Hierarchy is the villages. Within this tier, the majority of villages from the legacy Area Plans will remain as villages. There are 30 settlements within this tier. This is an increase from 29 from the legacy Area Plans as a result of settlements being reclassified from and to Tier 4 (Small Settlements). After an evaluation, Derrymacash and Scotch Street were reclassified upwards from small settlement to village on account of a number of

factors, including large population, community facilities, how they function & everyday retail provision. Derrylee was reclassified downwards from village to small settlement on account of a number of factors, including low population and lack of community facilities & services. Villages 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. Small Settlements The fourth tier in the proposed Settlement Hierarchy are small settlements. These small settlements will allow for small scale development appropriate to the scale and capacity of the settlement while acting as a focal point for the rural community. There are 65 Small Settlements designated with the majority of these being carried forward without any change in the hierarchy tier. The proposed Small Settlements range in size, location and form and typically have limited service provision facilities within, however, they play an important role in sustaining rural communities. Following an evaluation of the settlements, three settlements were moved between village and small settlement category (Derrylee, Derrymacash & Scotch Street) as detailed above in the Villages section and in Technical Supplement 1 Settlement Hierarchy and Strategic Settlement Evaluation.

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SPATIAL GROWTH STRATEGY

Local Policies Plan Stage In defining settlement limits at Local Policies Plan stage, the intention will be to acknowledge existing urban development, promote and accommodate necessary development and contain it within the limits 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, encourage active travel, concentrate resources and protect the setting of settlements from

Local Development Plan 2035

urban sprawl. Consideration will also be given to avoiding risk to human health and wellbeing (e.g. excluding land subject to flood risk), respecting the environmental capacity of the settlement and protecting the natural and historic environment, including important landscape features. As indicated above, Settlement boundaries will be reviewed and identified at draft Local Policies Plan stage.

CHARLEMONT

MAGHERY

MILLTOWN(CO. ARMAGH)

3.5

7 km

DERRYNOOSE

DRUMHILLERY

MADDEN

KILLYLEA

ARTASOOLY

CARRICKANESS

EDENAVEYS

BALLYMACNAB

GLENANNE

CLADYMORE

MOUNTNORRIS

LOUGHGILLY

SCARVA

TULLYLISH

Newry, Mourne and Down District Council

LENADERG

GLASKER

BALLELA

MONEYSLANE

CLOSKELT

KILKINAMURRY

RATHFRILAND

ARDTANAGH

KINALLEN

BALLYRONEY

KATESBRIDGE

CORBET

ANNACLONE

LOUGHBRICKLAND

BANBRIDGE

GLEN

POYNTZPASS

ACTON

TANDRAGEE

AUGLISH

CLARE

GLENANNE (LISDRUMCHOR)

MARKETHILL

MULLAGHBRACK

HAMILTONSBAWN

AGHORY

GILFORD

WARINGSFORD

ASHFIELD / GOWDYSTOWN

BLACKSKULL

DROMORE

Lisburn and Castlereagh City Council

GAMBLESTOWN DONAGHCLONEY

LAWRENCETOWN

BALLYNABRAGGET

GIBSON'S HILL MILLTOWN (CO. BLEARY DOWN)

LAURELVALE / MULLAVILLY

DERRYHALE

DRUMNACANVY

STONEBRIDGE

MILLTOWN (AGHORY)

GRANEMORE

DARKLEY

KEADY

KILMORE

BROOMHILL

RICHHILL

LISNADILL

TASSAGH

MILFORD

ARMAGH

SALTERS GRANGE

TULLYGOONIGAN

ANNAHUGH

LOUGHGALL

DERRYSCOLLOP

BLACKWATERTOWN

COLLEGELAND

WARINGSTOWN

BALLYMACMAINE

MAGHERALIN

AGHAGALLON

DERRYMORE

DOLLINGSTOWN

DERRYMACASH

CRAIGAVON URBAN AREA

AGHACOMMON

DERRYADD

SCOTCH STREET

TARTARAGHAN

TULLYROAN CORNER ARDRESS

ANNAGHMORE (MOSS ROAD)

EGLISH

THE BIRCHES

ANNAGHMORE

TAMNAMORE CLONMORE

Monaghan County Council (Republic of Ireland)

TYNAN

MIDDLETOWN

ST.MARY'S TERRACE

Mid-Ulster District Council

MILLTOWN (BENBURB)

Note: Craigavon Urban Area comprises Central Craigavon, Lurgan and Portadown areas

Other Protected Routes

Motorways

CHARLESTOWN

DERRYTRASNA

DERRYLEE

Small Settlements Main Roads Railway Track Protected Routes

Villages

Lough Neagh

Small Towns

Main Settlements (Hubs)

Armagh City, Banbridge & Craigavon Borough Council Area

SPATIAL GROWTH STRATEGY

Map 3: Distribution of Settlements across the Borough PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

armaghbanbridgecraigavon.gov.uk

PART 1: DRAFT PLAN STRATEGY // 6. SPATIAL GROWTH STRATEGY

SPATIAL GROWTH STRATEGY

Housing Strategy Introduction

The Local Development Plan (LDP) Housing Strategy is a key component of the Borough’s Spatial Growth Strategy. The Housing Strategy broadly sets out the quantity of housing required throughout the Borough over the plan period, and where it should be located. Planning for future housing growth across the Borough is one of the core functions of the LDP 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. Armagh City, Banbridge & Craigavon Borough has the largest council resident population in Northern Ireland after Belfast, with 218,656 residents (NISRA 2021 Census), representing 11.5% of the total Northern Ireland (NI) population. It has a younger average age profile and a faster growth rate than the NI average. The Regional Development Strategy 2035 (RDS) and the Strategic Planning Policy Statement Edition 2, 2025 (SPPS) sets out broad policy direction for the provision of housing development in a sustainable manner as outlined in further detail below. The strategic housing allocation is considered to align with the RDS, SPPS and the Spatial Growth Strategy. The strategic housing allocation for the plan period sets out an allocation figure for the Main Settlements (Hubs), Small Towns, Villages, Small Settlements and the countryside. At a regional level the RDS emphasises a sustainable approach to housing, directing housing growth to larger urban centres whilst ensuring an appropriate level of growth to sustain rural communities which respect local, social and environmental circumstances. It sets a regional target of 60% of new housing to be located in appropriate ‘brownfield’ sites of settlements greater than 5,000 population. Based on the 2021 census data, Armagh City, Banbridge & Craigavon Borough has four settlements with a population greater than 5,000, i.e. Craigavon Urban Area (comprising the three elements of Portadown, Central Craigavon & Lurgan: 72,721), Armagh City (16,438), Banbridge Town (17,248) and Dromore (6,492). The RDS recognises Craigavon Urban Area, Armagh City and Banbridge Town as Hubs in the Borough that have the potential to cluster and to capitalise on their strategic position on the Belfast/Dublin and Belfast/Enniskillen/ Sligo economic corridors. These 3 ‘main settlements’ are recognised as highest tier settlements within the Borough.

Local Development Plan 2035

The RDS expresses regional housing needs as Housing Growth Indicators (HGIs), which are produced as a guide for the preparation of the LDP. These indicators are used as part of a plan, monitor and manage mechanism of housing land release within the LDP process. The HGI is an estimate of the new dwelling requirement for the Council area over a fixed period (2016 - 2030). This then allows the Council to extrapolate and allocate housing across the Plan area to 2035. In September 2019, the Department for Infrastructure (DfI) published a revised HGI figure of 17,200 dwellings for Armagh City, Banbridge and Craigavon Borough for the period 2016 to 2030 (an approximate allocation of 1147 units per year). The figures are based on current population/household formation trends and projected requirements in the future. They are therefore guidance, rather than a cap on housing development in the area or a target to be achieved. The SPPS states that the process for housing allocations in LDPs should be informed by the following: • RDS Housing Growth Indicators (HGIs); • Use of the RDS housing evaluation framework; • Allowance for existing housing commitments; • Urban capacity studies; • Allowance for Windfall housing; • Application of a sequential approach and identification of suitable sites for settlements of over 5,000 population; • Housing Needs Assessment/Housing Market Analysis (HNA/HMA); and • Transport Assessments. The SPPS regional strategic objectives for housing in settlements, consistent with regional guidance in the RDS, are to: • manage housing growth to achieve sustainable patterns of residential development; • support urban and rural renaissance; and • strengthen community cohesion.

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The future housing need and allocation of housing growth across the Borough has primarily been informed by SGS 1 and the housing supply components of the RDS and SPPS as outlined in Technical Supplement 2 Housing. The Corporate Plan 2023 - 2027 outlines our identity and how we will make a positive impact within the Borough in the years ahead. It demonstrates our commitment to upholding the highest standards for the betterment of ‘Our People, Our Place, Our Future - The Council’s Corporate Plan 2023-2027’. The Corporate Plan priority is to improve economic, social and environmental well-being through place shaping in order to attract visitors, investors, and to encourage people to be active, with a focus on promoting health and wellbeing. ‘Connected’ the Council’s Community Plan 2017 - 2030 (updated 2025) has an ‘outcomes based approach’ with three main themes of Community, Economy and Place, alongside the cross-cutting themes of connectivity, equality and sustainability. Its purpose is to make life better by improving social, economic and environmental wellbeing. Nine outcomes are at the core of the plan and set out what the Council and its partners hope to achieve, why it is important and how we will know if we are succeeding.

Policy Aims The strategic approach of the LDP to support the provision of sustainable housing across the Borough is set out in the policy aims below. These aims support the regional strategic objectives and the guidance for LDPs as set out in the SPPS: • To provide and maintain an adequate supply of land to support the delivery of new homes required to meet the range of housing needs and to promote balanced communities. • To direct and manage future housing growth to achieve more sustainable patterns of residential development, with a focus on Main Settlements (Hubs). Strategic Housing Allocation The Borough’s overall strategic housing allocation, as outlined in SGS3: Strategic Housing Allocation, sets out the level of housing required to meet identified housing needs over the Plan period to 2035.

The Plan refers to the need for

‘an increased supply of affordable homes which offer a mix of sizes, types and tenures to address the housing needs of a diverse population and contribute to vibrant and cohesive communities. The increase in our ageing population demands more accessible, adaptable homes that are future proofed’. A key long-term outcome for the Place Theme is: Revitalised Place: Our distinctive, inclusive and vibrant urban and rural places are at the heart of community and economic life. One of the indicators for this outcome is the level of social housing need.

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SGS 3

Strategic Housing Allocation The Plan will make provision for 16409 dwellings within the Borough over the Plan period, as set out below in Table 5. Table 5: Strategic Housing Allocation Settlement

Indicative Strategic Housing Allocation (2035)*

Main Settlements (Hubs) (Tier 1) Armagh City

1336

Banbridge

1743

Craigavon Urban Area

6039

Main Settlements Total:

9118

Small Towns (Tier 2) Keady

356

Markethill

156

Tandragee

372

Dromore

580

Gilford

214

Rathfriland

256

Small Towns Total:

1933

Villages (Tier 3) Villages Total:

2283

Small Settlements (Tier 4) Small Settlements Total:

612

Overall Settlement Total:

13948

Countryside Total:

2461

Total

16409

To note: Tier totals may not tally due to rounding of settlement allocation figures, this does not affect the distribution or overall housing allocation. * Indicative Strategic Housing allocation covers the 15-year period from 1 Jan. 2021 - 31 Dec. 2035, minus completions.

Justification and Amplification SGS 3 Strategic Housing Allocation sets out an indicative allocation figure of 16409 new homes for settlements and the countryside up to 31 December 2035. It makes provision for 13948 dwellings within the settlements and 2461 dwellings in the countryside.

Local Development Plan 2035

The majority of new strategic growth in the settlements is directed towards Armagh City, Banbridge Town, Craigavon Urban Area and the Small Towns which will mainly be delivered through existing housing sites under construction, sites with current planning permission where development has not commenced or zoned housing land with no

current planning permission. Table 5 shows that over 60% of the total expected housing allocation over the LDP period is to the Main Settlements (Hubs) and Small Towns, with over 53% to the Main Settlements alone. This reflects the sustainability of these locations, the existence of services and their capacity to accommodate future growth. Details on the

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application of the RDS Housing Evaluation Framework is set out in the Strategic Settlement Evaluation which can be found in Technical Supplement 1. The Council considers that the assessment of the Borough’s housing need is based on a sound analysis of the likely housing need over the Plan period. The allocation as set out in Table 5, meets regional policy requirements to manage growth to achieve sustainable patterns of residential development. It will seek to deliver approximately 64% of the Borough’s housing within its Main Settlements (Hubs) and Small Towns. While the LDP provides an allocation of 16409 dwellings over the plan period to 2035, the LDP also has to address the level of housing provision that the Council has inherited from the three legacy Plans. The level of housing provision varied significantly where older plans were either ‘excepted Plans’, exempt from RDS HGI figure scrutiny, or pre-dated the publication of the RDS. Some of these settlements also had large areas of land suitable for housing and a reserve of Phase 2 housing lands. This is dealt with under SGS 4 Management of Housing Supply. The methodology underpinning the strategic housing allocation is set out in Technical Supplement 2 Housing. 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 directs the majority of housing growth to the top two settlement tiers and mainly to the top tier which represents the most sustainable locations.

Within Tiers 1 and 2, indicative housing allocations were apportioned between individual settlements having regard to the distribution of households at the time of the 2021 Census, together with consideration of the RDS Housing Evaluation Framework. In determining the indicative allocation, the Council considered the HGI requirement together with housing completions, including the need to address any outstanding requirement carried forward into the Plan period. The resulting indicative allocations reflect the remaining housing requirement to be accommodated over the remainder of the Plan period. Further detail on the methodology is provided in the Housing Technical Supplement. Past build rates in the countryside were also considered, and an allocation was brought forward for the countryside for the remainder of the plan period to allow for a continuation of this build rate. Further detail in relation to this is contained in the ‘Allocation of Housing to Settlement Tiers and the Countryside’ in Technical Supplement 2 Housing. The Strategic Housing Allocation for the Main Settlements (Hubs) and Small Towns will be delivered by protecting zoned housing land in accordance with Policy HOU 1 Protecting Zoned Housing Land and managing the housing supply through the use of phasing as set out in SGS4: Management of Housing Supply. The approach varies in the Borough’s villages and small settlements as land is generally not zoned within these settlement tiers to allow for flexibility in meeting local development needs. Housing supply within each tier will be monitored over the plan period.

Delivering the above housing allocations will also be supported by operational policies, both urban and rural as contained in Part 2 of the Plan. In bringing forward a Strategic Housing Allocation for the Borough, it is recognised that there is a degree of uncertainty associated with residential development in the countryside. The RDS recognises that to sustain rural communities, new development and employment opportunities are required which respect local, social and environmental circumstances. The Countryside Strategy and operational policies for residential development in the countryside have been designed to continue to provide opportunities for sustainable residential development in the countryside to 2035. To estimate an appropriate housing allocation for the countryside, an average figure based on past build rates has been projected to the end of the plan period. The operational subject policies for residential development in the countryside that are contained in Part 2 of the Draft Plan Strategy also support the delivery of the strategic housing allocation. Whilst rural approval/build rates can give an indication of what previous rural policy has delivered, there is no cap on the number of applications the Council may consider or the exact numbers of dwellings it will return. However, the delivery of housing numbers (urban & rural) will be monitored and reviewed as part of the plan process, post adoption. It should be noted that Table 5 represents an indicative Strategic Housing Allocation for settlements at this stage. Further detailed analysis will be undertaken at the

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Local Policies Plan (LPP) stage, including a further review of commitments, growth rates and any infrastructure constraints. As a result, these allocations may be subject to refinement. In addition, Key Site Requirements will be identified through the LPP, where appropriate, to set out the main infrastructure and associated requirements necessary to support the delivery of any development.

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Introduction

SPATIAL GROWTH STRATEGY

Management of Housing Supply The Strategic Planning Policy Statement, Edition 2, 2025 (SPPS) requires the LDP to identify and zone sites in larger settlements that are sufficient to meet general and special housing needs 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 the top two settlement tiers in the interest of sustainable development and achieving compact urban forms. In settlements within the top two tiers, other Phase 1 housing land outside the urban footprint29 will generally only be identified at Local Policies Plan or at monitoring stage if the settlement requires further land to meet its indicative housing allocation figure, as set out in SGS 3 Strategic Housing Allocation, or to meet an affordable housing need identified by the Northern Housing Executive (NIHE). This step will only be taken where it is necessary and sustainable to do so.

Taking account of all these factors, SGS 4 Management of Housing Supply will manage the release of housing land across the Main Settlements (Hubs) and enable the identification and zoning of appropriate housing land in the six small towns. Any reference hereafter to main settlements will relate to Craigavon Urban Area, Banbridge Town and Armagh City.

Of the extant Area Plans relevant to the Borough, only the Craigavon Area Plan 2010 includes Phase 2 housing zonings alongside Phase 1 housing zonings. Phase 1 housing zonings (committed and uncommitted sites) are the anticipated means to meet the settlement indicative housing allocation alongside windfall potential. Phase 2 housing zonings are a land reserve to ensure the provision of future housing needs. In order to actively manage the release of the extant plan housing zonings in the urban fringe30 within the Main Settlements (Hubs), available zoned housing land will be held in reserve and identified as Phase 2 housing land at Local Policies Plan stage. This land reserve will be retained as Phase 2 lands where the strategic housing allocation figure (SGS 3) can be met by existing commitments, sites under construction, urban capacity sites and windfall potential. In addition, in certain circumstances land may be zoned for housing (Phase 1) in the urban fringe or within extended settlement limits in order for a settlement to meet its indicative strategic housing allocation or to meet an affordable housing need identified by NIHE.

Urban Footprint: The Urban Footprint of a settlement limit is the continuous built-up area which has a formal urban use. Further details on the settlements Urban Capacity Study & urban footprints are provided in Technical Supplement 2. 30 Urban fringe is the land between the urban footprint and the settlement development limit. Further details on the settlements Urban Capacity Study & urban fringe are provided in Technical Supplement 2.

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SGS 4

Management of Housing Supply To manage housing supply over the Plan period, the Council will zone housing land within the Main Settlements and Small Towns. The Main Settlements are Armagh City, Banbridge Town and the Craigavon Urban Area and the Small Towns are Dromore, Gilford, Rathfriland, Keady, Markethill and Tandragee. This land will be zoned at Local Policies Plan stage and released in two phases.

Main Settlements and Small Towns Phase 1 Sites Phase 1 housing land will be identified and developed first and will primarily comprise: • committed housing sites31; and • uncommitted available zoned32 housing sites within the urban footprint. Where this land provision is considered insufficient to meet the strategic housing allocation (SGS 3) or affordable housing need, additional land may be included beyond the urban footprint. The identification of this land will follow a sequential approach where land at the urban fringe is considered before expansion of the settlement limit. Site selection will be guided by a criteria-based approach as detailed in the Local Policies Plan. All zoned housing sites will be 0.1 hectares or above and capable of delivering 5 dwellings or more.

Main Settlements and Small Towns Phase 2 Sites Phase 2 housing sites will be identified at Local Policies Plan stage and will only be released where it is evident through monitoring or revised housing need that these housing sites are required. The mechanism and any associated criteria for how these sites will be released will be detailed at Local Policies Plan stage. Phase 2 housing land will comprise: • retained available legacy housing zonings outside the urban footprint without extant residential planning permission; and • new housing zonings outside the urban footprint, where required. Phase 2 housing lands will be held in reserve and may be released where it is demonstrated to the satisfaction of the Council that there is insufficient Phase 1 housing land to meet: a) the settlement strategic housing allocation (SGS 3 Strategic Housing Allocation); or b) the local affordable housing need which is identified through an up-to-date Housing Needs Assessment by the Northern Ireland Housing Executive (NIHE), or c) future housing need, where monitoring33 indicates that there is a need to release Phase 2 sites in order to maintain a 5-year supply of available housing land. A residential development proposal on Phase 2 housing land that fails to meet one of the above criteria will be refused planning permission. No Phase 2 housing lands will be zoned in the villages or small settlements. 31 32 33

Committed housing sites relate to sites with an extant planning permission for housing, housing proposals likely to be approved or sites under construction likely to be delivered over the plan period. Zoned housing sites relate to new and any retained legacy housing zonings identified in AAP 2004, B/NMAP 2015 & CAP 2010. Monitoring relates to the Council’s Annual Monitoring Report detailing the amount of housing land and housing completions

Local Development Plan 2035

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Villages and Small Settlements To retain flexibility and allow for a variety of uses, the Plan does not normally zone lands for housing within villages and small settlements. Housing Policy Areas (HPAs) may be identified within villages and/or small settlements where they will help deliver the amount of housing growth allocated to the settlement. Where HPAs are considered necessary, they will be identified at the Local Policies Plan stage. All Settlements The Council will support proposals for housing on zoned Phase 1 housing land, housing policy areas and brownfield land. It will only permit housing on unzoned greenfield land within settlement limits where either: i) the settlement strategic housing allocation exceeds the number of existing commitments and there is no evidence of this housing need being met through sites zoned for housing or housing policy areas; or ii) it is demonstrated within the Housing Need Assessment that there is an unmet need for affordable housing which cannot be met through any existing commitments or on sites zoned for housing or Housing Policy Areas.

Justification and Amplification Whilst the Spatial Growth Strategy and Strategic Housing Allocation for the Borough takes account of regional policy including the RDS, the LDP also has to address the legacy of some of the Area Plans that defined expansive settlement limits and designated generous quantities of housing land. These older plans were drawn up to meet much higher projected population/ household formation numbers prior to the publication of the RDS or were at an advanced stage of preparation before the RDS was confirmed and therefore were deemed as an ‘excepted plan’. This resulted in two of the legacy Area Plans not being in general conformity with the RDS and as such were not guided by Housing Growth Indicators. Main Settlements As the Main Settlements (Craigavon Urban Area, Armagh City and Banbridge Town) are the most

sustainable locations for new housing development, a sequential approach to the phasing of land release in these locations will be facilitated. This means initially focusing housing growth within the urban footprints of the Main Settlements, which is in line with the RDS regional target of 60% of new housing in appropriate ‘brownfield’ sites within the urban footprints of settlements with a population greater than 5000. This will be delivered by zoning suitable sites of an appropriate size within the urban footprint of these urban centres as Phase 1 housing land. These lands are generally the most sustainable and accessible. In addition, land benefitting from a live planning permission for a residential development, housing sites under construction and those with a current application likely to be approved, will also be zoned as Phase 1 housing land. Phase 1 sites will be the primary

locations for accommodating new residential development. Furthermore, to ensure a settlement meets its indicative 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 (including windfall) of housing referred to above have been deemed to be insufficient to meet the strategic housing allocation. Small Towns In the six small towns, land will principally be zoned for Phase 1 housing within the urban footprint to meet the settlement housing need over the plan period. At Local Policies Plan stage, land will be zoned for housing where it benefits from a live housing planning permission, is an available urban capacity site or has a current application for a housing proposal that is likely to be approved. Suitable sites of an

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appropriate size within the urban footprint will also be zoned for housing. In addition, to ensure a settlement meets its indicative 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 to meet the strategic housing allocation. Phase 2 Housing Land It is recognised that unforeseen circumstances may arise during the Plan period which could affect the spatial growth strategy within the Borough. In such cases, the controlled release of Phase 2 housing sites can provide a longterm reserve for the higher tier settlements to offer necessary flexibility and ensure that housing supply remains responsive to local housing needs. In managing the supply of housing land across the Borough, the Council will adopt a phased approach to the release of housing lands with a Phase 2 land reserve held in the Craigavon Urban Area, Armagh City and Banbridge Town to ensure that future housing needs can be met. The requirement for Phase 2 housing land in the small towns will be confirmed at Local Policies Plan stage after an updated review of commitments / available lands. The purpose of phasing housing land is to ensure a managed sustainable release of land throughout the Plan period, which will support compact urban growth and the Council’s spatial growth strategy.

Local Development Plan 2035

Phase 2 housing land provides a long-term reserve for the higher tier settlements, however it may not be released unless it is clearly demonstrated to the satisfaction of the Council that one or more of the criteria (a-c) are met. This may include circumstances where the strategic housing allocation cannot be met through existing commitments, sites under construction, urban capacity sites and windfall potential. In addition, where it is demonstrated that there is insufficient Phase 1 housing land, to meet affordable housing needs, and this is supported by the NIHE, consideration will be given to the release of Phase 2 housing lands or where it is clearly evident that there is limited remaining housing supply (less than 5 years). In addition to the above criteria for Phase 2 housing land release, sites will only be released where they meet other policy provisions and satisfactorily address any constraints. When considering Phase 2 land for release, account will be taken of the Housing Growth Indicators, the strategic housing allocation, current land availability, affordable housing need, housing building rates, site constraints and infrastructure capacity. Details of how the release will be managed will be set out in the Local Policies Plan. This approach also provides a vision for long-term growth of the higher tier settlements within settlement limits, where that settlement has already met or has the potential to meet their indicative strategic housing figure through existing commitments, sites under construction, urban capacity sites and windfall potential.

The identification of Phase 2 sites and their reclassification to Phase 1 will follow a sequential approach whereby priority is given to those sites which encourage/allow active travel to the city and town centres and where the necessary services and infrastructure are available. At the Local Policies Plan stage of the LDP, consideration will be given to the level of commitment made by landowners to the release of zoned housing land and progressing the delivery of Phase 1 housing land. Where there appears to be no demonstrable progress, an exercise will be undertaken to determine the need to redesignate these lands to Phase 2 lands. Phase 2 lands will not be released for housing development until its designation changes to Phase 1 following a Plan review or where it is demonstrated to the satisfaction of the Council that the proposal is in accordance with this policy. Villages and Small Settlements To retain flexibility and allow a variety of uses, the Plan does not normally zone lands for specific purposes within villages and small settlements. Zonings can frustrate the orderly development of smaller settlements if the zoning prevents an alternative suitable use of the land. Housing Policy Areas (HPAs) may however be identified within villages or small settlements where they will help deliver the amount of housing growth allocated to the settlement. Where HPAs are considered necessary, they will be identified at the LPP stage following settlement

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appraisal and will seek sustainable locations which support active travel and access to the existing services within the settlement. All Settlements The Council will promote the provision of housing in settlements where it will be most sustainably located. As such, the Council will ensure new housing is directed towards areas with the best access to available infrastructure and facilities such as services, transport and employment. The priority for any new housing developments that come forward for housing within the settlements will be on zoned housing land, housing policy areas or brownfield land. To enable such a strategy to be successful it will therefore be necessary to prevent the proliferation of less sustainable development ahead of these zoned housing sites and housing policy areas. As such, applications which seek the development of greenfield land for housing within the settlements, will not normally be supported where it is shown that existing commitments exceed housing need (the settlement strategic housing allocation or unmet need for affordable housing). The Council’s Annual Monitoring Report will be a key tool and indicator to inform decisions on this matter. Brownfield refers to a site / lands within a settlement limit which is or was occupied by a permanent structure. This may include derelict land, underused buildings or vacant buildings. Brownfield Sites may also be referred to as ‘Previously Developed Land’.

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Economic Development Strategy Introduction

The Economic Development Strategy is a key component of the Borough’s Spatial Growth Strategy. The Economic Development Strategy will determine in broad terms how much land is needed for economic development throughout the plan period and where it should be located. The Borough and outward facing economy provides the global platform to attract, develop and maintain talent, investment and high growth opportunities. Given the strategic location of the Borough and Craigavon performing a subregional function, there are significant opportunities to attract a wide range of major employment types, in particular on the North/ South and East/West Economic Corridors. The Borough is also a strategic hub for Project Kelvin, the direct telecommunications connection enabling ultrafast broadband. In Armagh City, Banbridge and Craigavon Borough, it is estimated that 121,000 people (aged 16+) were in employment in 2024. The Borough’s 2024 working age employment rates are healthy (79% compared to the Northern Ireland average of 74%)*. It is recognised there is potential to further grow and expand the employment base through the provision of additional jobs, of which approximately 17,000 are estimated to be required over the Plan period to 2035. Further detail on the estimated plan period job requirement is provided in SGS 5: Strategic Economic Development Lands Allocation and in the Economic Development Technical Supplement 3. The Borough is home to some of Northern Ireland’s most successful companies and largest employers including Moy Park, Almac Group, Tayto Group, Kingspan Water & Energy, Clearway Disposals, Eagle Overseas (EoS), James E McCabe and Gordons Chemist (N&R Gordon). Industries across the Borough are vibrant and wide ranging, with a strong drive for innovation, quality and service delivery that complements the town centres within the Borough. The Borough has a large rural population where agriculture is deeply embedded. The Council’s ‘Agriculture Strategy’ supports local farmers, agri-food and agri-businesses of tomorrow throughout the ‘Food Heartland’. The relationship between the rural area and the main settlements is interdependent and sustaining rural communities is an important focus of the LDP. The aim will be to ensure a balance between protecting the countryside and allowing further opportunities for sustainable development. Within the Borough, it is anticipated that there will be further employment opportunities in a number of

Local Development Plan 2035

sectors including digital technologies, tourism, agrifoods, advanced manufacturing and the health and biomedical sectors. Additionally, with green innovation, sustainability, productivity and connectivity identified as the cornerstone of economic growth, the Council will continue to seek investment in these areas through opportunities including the Mid South-West Growth Deal (MSW), Dublin/Belfast Economic Corridor and other opportunities, such as the Digital Transformation Fund. The Local Development Plan (LDP) has an important role in further developing a vibrant economy and facilitating employment through the zoning of land and the development of planning policy to support business development, inward investment and job growth. Whilst the LDP cannot directly provide jobs, it can provide the planning framework to support the vision, themes and actions of the Council’s Corporate Plan, Community Plan and the Regional Economic Strategy (Mid South-West Growth Deal) by ensuring that there is an adequate supply of land in appropriate places to facilitate sustainable economic growth, that retains existing businesses and attracts new investment. The Regional Development Strategy 2035 (RDS) provides a framework for strong sustainable economic growth across the region and recognises that a growing regional economy needs a co-ordinated approach to the provision of services, jobs and infrastructure. Strategic Guidance (RG1) of the RDS seeks to ensure an adequate supply of land to facilitate sustainable economic growth to offer a range and choice of sites in terms of size and location to promote flexibility and provide for the varying needs of different types of economic activity. It indicates that zoned land should be protected and that economic development should be promoted in the Hubs. It also seeks to promote a network of economic development opportunities, with provision to be made in the LDP for an adequate and continuous supply of land for employment purposes. Employment land should be accessible and located to make best use of available services, and the focus should be on larger urban centres and regional gateways taking advantage of their locations on the regional transport network.

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The RDS also provides the Employment Land Evaluation Framework as detailed in Table 6, which outlines a process to enable councils to identify robust and defensible portfolios of sites for their LDPs. This involves taking stock of the existing situation, understanding future requirements and identifying a

new portfolio of sites. This provides the opportunity to safeguard zoned and existing economic development sites, review existing economic development/industrial sites within the Borough and identify the need for new lands at Local Policies Plan (LPP) stage.

Table 6: The Employment Land Evaluation Framework (RDS) The Employment Land Evaluation Framework (RDS 2035) Stage 1 Taking Stock of the Existing Situation

An initial assessment of the ‘fitness for purpose’ including the environmental implications of the existing employment land portfolio. This is principally in order to identify the ‘best’ employment sites to be retained and protected and identifying sites that should clearly be released for other uses.

Stage 2 Understanding Future Requirements

Quantify the amount of employment land required across the main business sectors during the development plan period. This is achieved by assessing both demand and supply elements and assessing how they can be met in aggregate by the existing stock of business premises and by allocated sites. Account should also be taken of turnover of existing sites due to relocation or closures. Both short/medium term and strategic provision need to be considered in this process.

Stage 3 Identifying a ‘New’ portfolio of sites

Devise qualitative site appraisal criteria to determine which sites meet the occupier or developer needs. Confirm the existing sites to be retained, replaced or released, and any gaps in the portfolio. In this allocation, consideration should be given to previously used sites, and in the reallocation, the environmental impact of one site relative to others should be included. The results of Stage 2, together with this site appraisal should provide a robust justification for altering allocations for employment land.

The Strategic Planning Policy Statement for Northern Ireland 2025 (SPPS) sets several regional objectives for facilitating economic development through the planning system. It further reiterates the role for LDPs is to ensure that there should be an ample supply of suitable land available to meet economic development needs on a range and choice of sites in terms of size and location to promote flexibility. Account should also be taken of issues such as accessibility to all sections of the community, connectivity with the transportation system (particularly public transport), availability of adequate infrastructure, specialised needs of specific economic activities, potential environmental impacts and compatibility with nearby uses. In relation to furthering sustainable development, the SPPS highlights the inter-relationship between the location of local housing, jobs, facilities and services, and infrastructure. It is similarly important to successfully integrate transport and land use generally 80

Local Development Plan 2035

in order to improve connectivity and promote more sustainable patterns of transport and travel. The SPPS also recognises the need to support and sustain vibrant rural communities, consistent with the RDS, and to strike a balance between facilitating new development and protecting the environment from inappropriate development. Local policies and proposals will address development such as farm diversification, agricultural development and tourism development of an appropriate nature, scale and location. The Council’s Corporate Plan 2023 - 2027 outlines how the Council will make a positive impact within the Borough in the years ahead. It demonstrates the Council’s commitment to upholding the highest standards for the betterment of ‘Our People, Our Place and Our Future’.

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The Corporate Plan’s priority is to improve economic, social and environmental well-being through place shaping in order to attract visitors, investors, and to encourage people to be active, with a focus on promoting health and wellbeing. Commitments within the Corporate Plan are to maximise the potential of the MSW Growth Deal and its Regional Economic Strategy, provide and facilitate opportunities for growth, investment, productivity and skills development in the local economy and seek investment in infrastructure and connectivity. The Corporate Plan’s focus is on delivery of services across five key priorities: Environment and Place; Community Wellbeing; Economic Growth; Service Delivery; & Staff, Leadership and Resources. ‘Connected’, the Council’s Community Plan 2017 – 2030 (updated 2025) has a vision to have ‘A happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. It has an outcomes-based approach with three main themes of Community, Economy and Place alongside the cross-cutting themes of connectivity, equality and sustainability. Its purpose is to make life better by improving social, economic and environmental wellbeing. Nine outcomes are at the core of the plan and set out what the Council and its partners hope to achieve, why it is important and how we will know if we are succeeding. The three long-term outcomes for the Economic Theme are: • Enterprising Economy: Our Borough is a productive centre of excellence for entrepreneurship, innovation and investment; • Inclusive Economy: Everyone has a decent minimum living standard; and • Skilled Economy: People are better equipped to take full advantage of the opportunities provided by the dynamic economy. The Council is a partner in the Mid South West (MSW) Growth Deal in collaboration with Fermanagh and Omagh District Council and Mid Ulster District Council. The Regional Economic Strategy aims to transform the MSW region’s economy and boost productivity. The strategy identifies four pillars to guide investment and grow the collective economy: future proofing the skills base; enabling infrastructure; boosting innovation and digital capacity; and building a high-performing tourism economy.

There are several key projects highlighted as ambitions within the MSW Regional Economic Strategy in the Borough including: • The Agri-Bio innovation Centre (ABIC) to provide an innovation bridge across the agri-supply chain supporting agri-tech, food and climate innovators; and • The Green Energy District to radically reduce carbon emissions and build a sustainable future through the delivery of decarbonisation technologies within the major economic and industrial cluster in Craigavon; • A3 Armagh City North & West Link Road; • A28 Armagh City East Link Road; • Environmental improvements along the Craigavon M12 to signify the economic importance of the area; and • A rail halt at Carn/Seagoe to improve access to the existing rail network in Craigavon. The Economic Development Strategy provides a framework that will guide future economic development growth within the Borough. The strategic allocations for Economic Development land have been shaped by local commitments, regional planning requirements and its strategy and objectives for economic development, industry and commerce, as well as other policy considerations such as infrastructure and transportation proposals for the council area. The allocation of economic development land is also consistent with the SGS 1 Spatial Growth Strategy and the role and function of settlements as set out in the Settlement Hierarchy (SGS 2) for the council area. The RDS directs councils to use the Employment Land Evaluation Framework (ELEF) to identify a robust and defensible portfolio of economic development land. Specific detail, including the location of economic development sites will be detailed in the Local Policies Plan. Provision of new jobs within the Borough is expected to occur over a wide range of economic sectors, including health & life sciences, agri-food, tourism, logistics, advanced engineering & manufacturing, sustainable energy & low carbon, ICT/Digital, agriculture, retail/wholesale and construction. As previously indicated, an assessment of future employment needs suggests that approximately 17,000 jobs will be needed in the 20 year period between 2015 and 2035 (refer to Technical Supplement 3 Economic Development). This closely aligns with the methodology of the housing allocation strategy. Based on an average of 50 jobs per hectare of operational armaghbanbridgecraigavon.gov.uk

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industrial land, these 17,000 jobs would require a minimum of approximately 340 hectares of economic development land over the 20 year period. A 20 year period was used in order to align closely with the housing allocation methodology and to reflect the extension of the Plan period from 2030 to 2035 following the POP stage. To reconcile this with the 15 year Plan period (2021-2035), the amount of economic development land (ha) developed since 2015 was subtracted from the total requirement. It is acknowledged that a portion of these jobs are expected to be created within the services sector where zoned development land is not normally required, unlike uses such as logistics/storage & distribution, advanced engineering & manufacturing, health & life sciences, agri-food and research and development which can require significant areas of land. In addition, a 10% flexibility allowance has been incorporated into the allocations, as the evidence indicates that not all Economic Development land / Industrial land zonings within legacy Area Plans are available or deliverable within the Borough. This has been due to several factors, including zoned land lost to other uses and constraints, as well as a lack of willingness from landowners to release land for development. A 10% flexibility allowance therefore increases economic development lands requirement to 374 hectares. Details relating to the flexibility allowance are set out in Technical Supplement 3. This gross figure of 374 hectares is reduced by 35 hectares to reflect the quantity of zoned economic development land developed during the period between 2015 and 2024. This leaves a remaining net figure allocation of 339 hectares of economic development land as detailed in Policy SGS5. This figure has been rounded up to 340 hectares. It is considered that the allocation of 340 hectares of economic development land for the remaining Plan period (2024-2035) represents a generous yet reasonable supply, providing flexibility and a choice of sites of varying sizes across different locations throughout the Borough. It is also worth highlighting that our Borough has seen a notable demand for logistics/storage & distribution land since 2015 and this use can be land hungry returning low numbers of jobs per hectare. An economic development study indicated that the average site density (jobs per ha) for logistics/ storage & distribution applications over 0.5ha was

approximately 30 jobs per hectare. Further details are provided in Technical Supplement 3 Economic Development. Evidence relating to the uptake of zoned industrial and economic development land within extant Area Plans suggests that there are some areas with a generous supply remaining which may be sufficient to provide the necessary jobs in these areas, assuming these sites meet the qualitative site appraisal at Local Policies Plan stage and are available. Notable uptake of economic development / industrial lands has occurred where accessible serviced sites have been provided, particularly at Invest NI sites at Edenaveys in Armagh, Charlestown Road in Craigavon and lands adjacent to the A1 in Cascum Road, Banbridge. There are several sites which have had no development at all, whilst others are affected by flood risk and availability concerns. If current zoned economic development /industrial land is not suitable or available for economic development, alternative land will have to be identified. Further details of industrial and economic development land uptake and supply are contained in Technical Supplement 3 Economic Development. The retention of existing economic development land in settlements within the Borough can also make a substantial contribution to the renewal and revitalisation of towns, and provide employment opportunities accessible to large sections of the population. The existence of redundant business properties and derelict industrial land can offer important redevelopment opportunities to create new jobs and lessen the pressure on greenfield sites. The Council will therefore seek to protect and promote the re-use of such land and buildings for economic development uses.

Policy Aims The strategic approach of the LDP to the allocation of land for economic development is set out in the policy aims below. These aims support the regional strategic objectives and the guidance for LDPs as set out in the Strategic Planning Policy Statement (SPPS): • To ensure there is a generous and available 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, size and location; • To allocate sufficient economic development land for each of the three Main Settlements (Hubs) and

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six Small Towns in the Borough, in line with the Spatial Growth Strategy; • To facilitate appropriate sustainable economic development in villages and small settlements; • To facilitate appropriate sustainable economic development in the countryside; and • To provide a spatial framework to enable the economic development operational policies to deliver sustainable economic growth across the Borough These policy aims are supported by SGS 6 Strategic Economic Development Lands Allocation and ECN 9 Protection of Zoned Lands and Economic Development Uses and other relevant operational polices set out in Part 2 of the Plan Strategy.

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Strategic Economic Development Lands Allocation

SPATIAL GROWTH STRATEGY

SGS5

The Plan Strategy will allocate 340 hectares of economic development* land within the Borough to support sustainable economic growth and to facilitate the creation of new jobs. The allocated economic development land will be distributed across Armagh City, Banbridge Town, Craigavon Urban Area and the six small towns as follows: Settlement

Area (Hectares)

Armagh City

Banbridge Town

Craigavon Urban Area**

196

Dromore

Tandragee

Keady

Rathfriland

Gilford

Markethill

Total

340

The lands zoned for Economic Development will be complemented by Policy ECN 9: Protection of Zoned Lands and Economic Development Uses which aims to protect land in settlements zoned for economic development and lands and buildings currently or last used for economic development use. *For the purposes of this policy, economic development uses consist of those detailed in the Planning (Use Classes) Order (Northern Ireland) 2015 as Business (Class B1), Light Industrial (Class B2), General Industrial (Class B3) and Storage or Distribution (Class B4). **Craigavon Urban Area (CUA) comprises Portadown, Central Craigavon & Lurgan.

Justification and Amplification The Council’s approach to SGS 5 has been informed by regional policy and local plans and strategies which aims to encourage job creation, facilitate growth of existing businesses, attract inward investment and address deprivation. In recognition of the three Main Settlements (Hubs) position in the top tier of the Settlement Hierarchy, the principal focus for economic development growth will be within Armagh City, Banbridge Town and the Craigavon Urban Area (CUA). This supports regional policy direction, where the RDS

recognises that the Hubs of Craigavon, Banbridge and Armagh have the potential to cluster and to capitalise on their strategic position on the Belfast/Dublin and Belfast/Enniskillen/Sligo economic corridors. Craigavon is well connected to both Belfast and Dublin with its location on the Belfast to Dublin Railway line and the M1 Motorway. The RDS also acknowledges that Craigavon performs a strong subregional function offering a wide range of services and facilities and has a strong manufacturing and industry base. Additionally, Banbridge benefits from its strategic location on the A1 Belfast / Dublin Corridor and

Armagh City benefits from its link corridor connections to Dungannon / M1, Newry/A1 and to Monaghan / Republic of Ireland. Dromore is the largest of the local towns and is also located on the A1 Belfast / Dublin Corridor between Banbridge and Sprucefield. The other Small Towns of Gilford, Rathfriland, Keady, Markethill and Tandragee are service and employment centres for their local areas. The portfolio of the Borough’s economic development land will be identified at Local Policies Plan stage and it will offer a variety of sites in terms of types and sizes, in a range of locations and in armaghbanbridgecraigavon.gov.uk

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close proximity to key and link transportation corridors, the rail network and bus routes across the Borough. This will include new and suitable undeveloped zoned economic development/industrial lands from the extant Area Plans. Overall, the Plan retains a generous supply of economic development land, both developed and undeveloped, which should meet our economic development needs until the adoption of the Local Policies Plan. In line with the SPPS and to encourage flexibility, land will not be zoned for economic development in the villages and small settlements. However, the plan will favourably consider appropriate proposals that are

Local Development Plan 2035

of a scale, nature and design appropriate to the character of the settlement. The Council will continue to facilitate sustainable economic development of an appropriate nature, scale and location in the countryside, in accordance with relevant operational policies (including relevant ECN Policies). Existing vacant or underutilised lands within settlements that were last used for economic development will also form part of the supply of economic development land in the Borough. Lands zoned for Economic Development as well as existing Economic Development areas, will be protected from being changed

to other alternative uses (see Policy ECN 9). Existing zoned Economic Development / Industrial lands identified in the Armagh Area Plan 2004, Banbridge/Newry and Mourne Area Plan 2015 and the Craigavon Area Plan 2010 are carried forward under the transitional arrangements and will be subject to review at the Local Policies Plan stage. Consideration will also be given to the identification of additional lands as necessary, in accordance with regional policy and guidance.

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Introduction

SPATIAL GROWTH STRATEGY

Town Centres & Retailing The Borough’s city and town centres are important places for a range of land uses and activities. In addition to supporting a well-established retail sector, they also host a wide variety of other complementary uses, including business and community and cultural facilities, which help promote the Borough’s attractiveness as a desirable place to work, shop, visit and invest. In recent years, however, the Borough’s city and town centres have been faced with a number of significant challenges. These include online competition and substantial fluctuations in the economy, which have had a considerable impact upon consumer spending and the viability of businesses, particularly due to increased energy and transportation costs. These challenges, alongside evolving consumer habits and lifestyle trends, competition from out of centre development and the continued popularity of online shopping, have had a significant impact on retail spending and consequently, the vitality and vibrancy of city and town centres within the Borough. The Regional Development Strategy (RDS) 2035 acknowledges the importance of accessible, vibrant city and town centres which offer people greater local choice for shopping, social activity and recreation. The RDS aims to promote economic development in hubs, specifically to promote and exploit the potential for economic development, with hubs and clusters being considered first (SFG 11). The RDS highlights Central Craigavon’s well-established retail function and indicates that it is well connected to both Belfast and Dublin, with Portadown and Lurgan both benefitting from its location on the rail line with easy access to the M1 Motorway. It also recognises the strong retailing employment base in Banbridge due to its strategic location on the Belfast-Dublin Corridor. The RDS also acknowledges Armagh as a rich heritage and tourism destination with an abundance of cultural product. The potential for tourism growth throughout the Borough offers significant opportunities to support the diversity and vitality of our city and town centres. The aim of the Strategic Planning Policy Statement (SPPS) is 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, consistent with the RDS. The SPPS also requires LDP’s to define a network and hierarchy of centres, including town, district and local Centres, whilst acknowledging the role and function of rural centres.

The LDP’s Retail Strategy, set out below, and the operational planning policies for retailing and town centres (set out in Part 2), have been informed by the regional strategic objectives of the SPPS and the LDP evidence base, including the recommendations of the Retail and Commercial Leisure Study (Nexus Planning, 2023). This study, commissioned by the Council, included an objective assessment of retail and commercial leisure development needs in the Borough and provided strategic policy responses to prevalent and emerging issues. Accordingly, the Retail Strategy and operational policies for retailing and town centres are based on a sound understanding of regional direction as well as the function, scale, offering and role of the various centres and the retailing and commercial leisure needs of the Borough.

Retail Strategy The LDP has an important role to play in supporting the vitality of the Borough’s city and town centres and contributing to their success. This includes encouraging development at an appropriate scale in order to enhance the attractiveness of city and town centres. The LDP’s Retail Strategy is to promote and support a town centre first approach towards the location of retailing and other main town centre uses across the Borough, consistent with the RDS and SPPS. By adopting the town centre first approach and directing such uses to the larger centres of population, which benefit from high levels of accessibility, the LDP will assist in promoting sustainable development and enhancing the vitality and viability of the Borough’s city and town centres.

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Policy Aims The Local Development Plan’s (LDP) Retail Strategy will be achieved through the following aims: • To define a network and hierarchy of centres (a Retail Hierarchy) appropriate for the Borough (set out below); • To identify the broad type and scale of retail and other main town centre uses considered appropriate for each tier of the Retail Hierarchy; • To promote and support the Borough’s city and town centres as the preferred locations for retail and other main town centre uses; • To adopt a sequential approach to the identification of retail and main town centre uses; • To protect and enhance diversity in the range of town centre uses appropriate to their role and function, such as commercial leisure, cultural and community facilities, and business; • To maintain compact, lively and attractive centres through the designation of Primary Retail Cores in the Boroughs City / Large Town Centres; • To support and sustain the Boroughs villages and small settlements by facilitating appropriate opportunities for small scale retail development to meet the daily needs of local residents; • To support and sustain the Borough’s rural communities by facilitating appropriate retail development in the countryside; • To promote and maintain high quality design to ensure the provision of sustainable, attractive and safe environments; and • To maintain and improve accessibility to and within the Borough’s city and town centres. The LDP’s Retail Strategy and aims will be facilitated through the strategic operational policies for retailing and town centres, detailed in Part 2, in addition to any other relevant planning policies, including those relating to design and place-making. The LDP will also seek to promote diversity in the range of town centre uses by implementing policies aimed at: supporting appropriate opportunities for town centre living Policy RTC 1 Retailing and Other Main Town Centre Uses, promoting the city and town centres as the primary focus for Class B1 office development and facilitating the provision of community and cultural uses.

Outside of the LDP, the Council will continue to work alongside its statutory partners, and other stakeholders, to bring forward and support actions aimed at creating attractive and sustainable centres, including measures to improve accessibility and safety, reduce vacancy levels and promote high quality design. Retail Hierarchy Whilst all of the settlements within the Borough have an important role in meeting the needs of communities across the Borough, their role and function is not uniform, with some settlements performing at a higher level than others. The extent of their role is influenced by a wide range of factors including their current offering of retail and other complementary uses, the variety of services and facilities available and the size of the retail catchment. It is also influenced by their accessibility by various means of transport, their position and location in relation to the strategic roads network, and the capacity to support future retail growth and development. Banbridge and Craigavon Urban Area (Portadown, Craigavon and Lurgan), for example, have benefitted from their strategic location in relation to the regional transport network (A1 and M1). Additionally, Portadown and Lurgan within Craigavon Urban Area benefit from rail links to Belfast and Dublin. In acknowledgement of the diverse role and function of the Borough’s settlements the LDP has defined a network and hierarchy of centres, including City / Large Town Centres, Small Town Centres, a District Centre and Local Centres. This Retail Hierarchy, detailed in Table 8 below, sets out the spatial framework for the operational retailing and town centre policies detailed in Part 2. The LDP’s retail strategy for villages and small settlements, and the countryside is also set out below. The Retail Hierarchy will ensure that the nature and scale of new retail development is appropriate to each particular centre. For example, the higher a centre is in the Retail Hierarchy, the more varied you might expect its range of town centre uses to be. The Retail Hierarchy is also a key component of the ‘impact’ and ‘sequential’ tests in decision-making for town centre uses.

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SGS 6

Retail Hierarchy The retail hierarchy which is designated as part of the Council’s Spatial Growth Strategy is set out below in Table 8: Tier

Classification

Role

Centres

City / Large Town Centres

Provides (or has the potential to provide) a broad range of shops, retail and non-retail services (including banks, building societies, restaurants etc.), businesses, offices, residential, leisure, community & cultural facilities to serve a significant hinterland. It is both the focus for the community and public transport networks.

• Armagh City Centre

Provides for (or has the potential to provide) a range of shops, retail and nonretail services (including banks, building societies, restaurants etc.), businesses, offices, residential, community and cultural facilities to a hinterland which may include neighbouring villages, small settlements and rural area.

• Dromore

Provides for (or has the potential to provide) a range of units including retail, office, business, community and cultural facilities to meet local everyday needs. The role of District centres is to remain complementary to the role and function of the town centre within their catchment.

• Legahory District Centre

Small Town Centres

District Centre

Local Centres

• Banbridge Town Centre • Craigavon Town Centre • Lurgan Town Centre • Portadown Town Centre

• Gilford • Keady • Markethill • Rathfriland • Tandragee

Provides (or has the potential to provide) • Location and boundary of Local a small number of shops, mainly for the Centres to be defined at LPP stage. sale of convenience goods, and other complementary uses including community and cultural facilities, to meet local everyday needs. The role of Local Centres is to remain complementary to the role and function of any higher order centre(s) within their catchment.

Table 8: SGS 6 Retail Hierarchy

City / Large Town Centres In recognition of the LDP Spatial Growth Strategy the principal focus for retail growth and other town centre uses shall be within Armagh City Centre, Banbridge, Craigavon, Lurgan and Portadown Large Town Centres (Tier 1 ‘City / Large Town Centres’). This also reflects the status of these settlements as main hubs within the RDS and their 90

Local Development Plan 2035

position in the top tier of the LDP Settlement Hierarchy. The City / Large Town Centres serve a significant hinterland and represent the shopping and commercial areas that play a significant socio-economic role within the Borough. They are not only focal points for our communities in terms of retail, culture, commercial leisure and

business but they also serve as transportation hubs helping to reduce travel demand for access to services and facilities. The findings and recommendations of the Retail and Commercial Leisure Study (Nexus Planning, 2023) confirmed that the role and function of these centres, including the extent and scale of their offering, is distinct from that

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of lower order centres within the Retail Hierarchy, justifying their position in Tier 1. It is recognised that retailing underpins the vitality and viability of the City / Large Town Centres, and the provision of a consolidated retail offering is essential for maintaining their long-term sustainability. In acknowledgement of this, the LDP proposes Primary Retail Cores (PRCs) in the five City / Large Town Centres. Small Town Centres The ‘Small Town Centres’, which occupy the second tier (Tier 2) of the Retail Hierarchy, consist of Dromore, Gilford, Keady, Markethill, Rathfriland and Tandragee Small Town Centres. Each of these centres provides an important function in meeting the daily and weekly needs of their residents and surrounding catchment areas. They assist in supporting growth and investment within the Borough by accommodating a range of different functions including retail, business and community and cultural uses. In keeping with the SPPS the LDP adopts a town centre first approach for retail and other main town centre uses. Promoting and supporting the Borough’s city and town centres as the preferred locations for retail and other main town centre will assist in supporting and sustaining both the City / Large Town Centres and Small Town Centres (Tiers 1 and 2) as vibrant destinations offering a diverse range of uses that will in turn enhance their vitality and viability, promote regeneration and support economic growth. The town centre first approach to retailing and other main town centre uses will primarily be supported by policy RTC 1 ‘Retailing 34

and Other Main Town Centre Uses’ (detailed in Part 2). The proposed location and boundaries of the City / Large Town Centres (including the proposed Primary Retail Cores) and Small Town Centres are detailed in Appendix 13 District and Local Centres The City / Large Town Centres and Small Town Centres will be complemented by a network of District (Tier 3) and Local Centres (Tier 4) which fulfil the day-to-day needs of their local communities. Legahory District Centre, is located in Central Craigavon and consists of a variety of everyday shops, community and cultural facilities, businesses and services that serve the local community. It is also centrally located and well connected to the surrounding areas by way of pedestrian and public transport linkages. Legahory District Centre operates at a higher level than the Local Centres (Tier 4) in terms of its offering and catchment. Local Centres will typically consist of a small grouping of small-scale convenience shops, providing a secondary ‘top-up’ shopping function. They may also include a variety of other complementary everyday uses to serve the local community. The LDP will seek to retain and consolidate District and Local Centres as a focus for local everyday shopping, and ensure their role is complementary to the role and function of the City / Large Town Centres and Small Town Centres. The operational policy for retail development in District and Local Centres is contained within Policies RTC 2 and RTC 3 respectively (detailed in Part 2).

The proposed location and boundary of Legahory District Centre is detailed in Appendix 13. The location and boundaries of the Local Centres will be set out in the Local Policies Plan (LPP). Villages and Small Settlements In addition to defining a network and hierarchy of centres, the SPPS also directs that LDPs should acknowledge the role and function of rural centres. Villages and small settlements34 within the Borough have an important role and function in meeting the local needs (i.e. dayto-day needs) of their communities (and the surrounding rural area) through the provision of a limited range of convenience shops and other complementary uses, such as cultural facilities or community meeting places that are of a scale, nature and design appropriate to the character of the settlement. Whilst it is recognised that such uses can be at the core of sustaining these settlements, and their rural catchments, they do not form part of the Council’s retail hierarchy. The LDP does not propose designating centres in the Borough’s villages or small settlements to allow flexibility in considering appropriate proposals that come forward. The operational policy for retail development in villages and small settlements is contained within RTC 4 ‘Villages and Small Settlements’ (set out in Part 2). The Countryside The policy approach of the SPPS is to resist the development of inappropriate retail facilities in the countryside as this has the potential to undermine the town centre first approach and may

As detailed in the LDP Settlement Hierarchy set out in Part 1.

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impact adversely upon the vitality and viability of an existing centre within the catchment. There is however recognition that certain retail facilities outside settlements may be appropriate for example, where they are associated with a rural enterprise or tourism facility. The LDP will support appropriate retail development within the countryside in line with the exceptions set out in the SPPS. As these are only exceptions to the overall presumption against retailing in the countryside, the LDP does not include specific provision for this form of retailing in the Retail Hierarchy. The operational policy for retail development in the countryside is contained within RTC 5 ‘Retailing in the Countryside’ (set out in Part 2).

Out of Centre Development To maintain a vibrant retail sector within the Borough and support the town centre first approach towards the location of retailing and other main town centre uses, it is vital that City / Town centres within the Borough are protected from the adverse impacts of competing out of centre development. A sequential test will therefore be applied to all proposals for retail and other main town centre uses that are not within an existing City / Town Centre35. The Boulevard Outlet Shopping and Bridgewater Retail Park complex, located south of Banbridge Town Centre, constitutes the largest provision of out of centre floorspace in the Borough. Due to the unique function and nature of its offering, in addition to the wide catchment area it serves,

Includes both City / Large Town Centres and Small Town Centres

Local Development Plan 2035

the Boulevard Outlet Shopping and Bridgewater Retail Park complex does not fall neatly into any of the Tiers within the Retail Hierarchy. Consistent with the findings and recommendations of the Retail and Commercial Leisure Study (Nexus Planning, 2023) the LDP classes the Boulevard Outlet Shopping Park and Bridgewater Retail Park complex as out-of-centre destinations. Local Policies Plan The Local Policies Plan (LPP) will incorporate site specific land use zonings for Development Opportunity Sites in order to facilitate a mixture of uses including retail, office, leisure, cultural and residential uses in City / Town Centres, as appropriate. Such sites will ensure that there is a supply of adequate opportunities within the centres in support of the town centre first approach.

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Tourism Strategy Introduction

Tourism plays a crucial role in driving economic prosperity in the Borough. It generates vital revenue, creates employment and fosters conditions for sustained economic growth across a wide range of sectors, from hospitality and retail to cultural and recreational services. Visitor spending strengthens the resilience of our economy and supports both large and small businesses. The Regional Development Strategy 2035 (RDS) also recognises tourism as a key element underpinning sustainable economic growth in Northern Ireland, and Regional Guideline 4 (RG 4) seeks to promote a sustainable approach to the provision of tourism infrastructure. The RDS highlights that investment in tourism brings new facilities to our towns, cities and surrounding landscapes, thereby creating a sense of pride for the people of Northern Ireland. It also provides the opportunity to get maximum benefit from our wealth of environmental and heritage assets, our waterways, landscapes, coastline and built heritage. The Strategic Planning Policy Statement, Edition 2, 2025 (SPPS) also acknowledges that tourism makes a vital contribution to the Northern Ireland economy in terms of the revenues it generates, the employment opportunities it provides and the potential it creates for economic growth. As well as direct spending on holiday accommodation and use of tourist amenities, tourism plays an important role in helping to support the viability of many local suppliers, services and facilities. It can improve assets and provide infrastructure for local people and tourists, supporting the vibrancy of Northern Ireland’s culture and heritage, and sustaining communities. 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. The SPPS also indicates that in preparing Local Development Plans (LDPs) councils shall bring forward a tourism strategy, together with appropriate policies and proposals that must reflect the aim, objectives and policy approach of the SPPS, tailored to the specific circumstances of the plan area. The Borough is uniquely positioned as a destination of choice, offering a rich tapestry of heritage, culture, and natural beauty. Armagh, renowned as the ecclesiastical capital of Ireland, boasts outstanding heritage sites, including its iconic cathedrals, Navan Fort Complex and the Armagh Observatory and Planetarium. Banbridge reflects a proud linen legacy and is home to attractions such as the globally acclaimed Game of Thrones Studio

Tour. Craigavon complements this with outstanding outdoor recreation, including water sports at Craigavon Lakes and the scenic beauty of Oxford Island on Lough Neagh. The Council’s Corporate Plan 2023-2027 ‘Our People, Our Place, Our Future’ has a vision to create ‘a happy, health and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. The plan acknowledges that tourism is a key component of our local economy and the Council is committed to providing memorable and unique visitor experiences, showcasing its culture and stories, celebrating local food, orchard produce and delivering world-class signature events to domestic, national and international audiences. The Corporate Plan strives to increase the value of the Borough’s tourism economy by 10% annually. The Community Plan for the Borough 2017-2030 ‘Connected’ places emphasis on the tourism economy, with a long-term goal being that ‘our Borough is the destination of choice for international visitors’. It indicates that the Borough has an established and distinct identity which can provide high quality, memorable and unique visitor experiences, and has the aspiration to capitalise on the Borough’s unique assets and events to become internationally renowned as a destination within Northern Ireland.

Policy Aims The LDP’s strategic approach to sustainable tourism is set out in the policy aims below. These aims are supported by SGS 7 Tourism Strategy, general policies, as well as tourism and design and place-making policies. This approach aligns closely with regional planning policy. The policy aims are as follows: • General presumption in favour of sustainable tourism development in the Borough’s Main Settlements (Hubs), Small Towns and settlements which will contribute to economic development, conservation and urban regeneration; • Facilitate appropriate sustainable tourism development in the countryside that sustains vibrant rural communities and promotes a healthy rural economy and tourism sector; • Safeguard tourism assets from inappropriate development.

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SGS 7

Tourism Strategy The Tourism Strategy promotes sustainable tourism development in the Main Settlements (Hubs), Small Towns and settlements where it enhances economic growth, conservation and regeneration. Appropriate tourism development will be facilitated to sustain rural communities and strengthen the local economy. Tourism assets will be protected from inappropriate development to preserve their long-term value.

Justification and Amplification Tourism is a key driver of sustainable economic growth and community well-being within the Borough. The Council’s approach reflects the Regional Development Strategy (RDS) and the Strategic Planning Policy Statement (SPPS), both of which emphasize the importance of tourism in supporting economic development, enhancing cultural identity and safeguarding environmental assets. The policy aims seek to balance the need for tourism growth with the protection of the Borough’s unique natural, built and historic environment. A general presumption in favour of tourism development within settlements will help stimulate investment, improve visitor facilities and contribute to conservation and

urban regeneration. This approach ensures that tourism development complements existing infrastructure and supports the vitality of towns and villages. In the countryside, tourism proposals must be carefully managed to maintain rural character and protect sensitive landscapes. Supporting appropriate rural tourism development can strengthen local communities and diversify the rural economy, while major tourism projects will only be permitted in exceptional circumstances (see TOU 4 - Major Tourism Development in the Countryside - Exceptional Circumstances) to safeguard amenity and sustainability objectives.

will also be assessed against the General Policies, Design and PlaceMaking Policies and other relevant policies to ensure high-quality design, environmental protection, and alignment with place-making principles. Safeguarding tourism assets from inappropriate development is essential to maintain the Borough’s attractiveness as a destination and to secure long-term benefits for residents and visitors.

The operational policies set out in TOU 1 - TOU 7, will support the tourism strategy. All proposals

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Transportation Strategy Introduction

Transportation makes a vital contribution towards sustainable development by enabling the movement of people and goods, providing access to services and facilities, and playing a key role in supporting the local economy and attracting inward investment. As such the provision of an adequate, well connected transportation system and associated infrastructure is essential to the daily functioning of the Borough. As recognised in the Strategic Planning Policy Statement for Northern Ireland, Edition 2, 2025 (SPPS) the successful integration of transport and land use is fundamental to the objective of furthering sustainable development, and planning has an important role for improving connectivity and promoting more sustainable patterns of transport and travel. The preparation of a Local Development Plan (LDP) provides the opportunity to assess the transport needs, problems and opportunities within the plan area and to ensure that appropriate consideration is given to transportation issues in the allocation of land for future development, including appropriate integration between transport modes and land use. The SPPS acknowledges that smarter technologies can reduce the need to travel, but better infrastructure for sustainable transport gives people more choice. It also highlights that designing places that encourage walking, cycling, and public transport reduces reliance on private cars and improves air quality and health. Greater use of sustainable transport is essential to cut greenhouse gas emissions and meet climate targets. The LDP Transportation Strategy is shaped by the Armagh City, Banbridge and Craigavon Local

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Transport Study (LTS), prepared by the Department for Infrastructure (DfI). This study complements the overarching Sub-Regional Transport Plan 2015 (SRTP) and aligns with the Regional Strategic Transport Network Transport Plan (RSTNTP), which covers all of Northern Ireland. It also takes account of all relevant regional planning policies. The purpose of the LTS was to provide a robust evidence-base in relation to current and future transport challenges within the Borough. It was developed in the context of the Council’s growth ambitions and future indicative transport measures needed to support sustainable development. The LTS forms a key part of the transport evidence base, helping to shape the future transport network and ensuring that the Borough’s mobility needs are fully considered when planning for new development. The LTS highlights that the settlements of Armagh, Banbridge, and the Craigavon Urban Area are relatively well connected to several key transport corridors within the Regional Strategic Road Network. These include the M1, linking Portadown to Belfast, and the A1, which runs from Belfast to Dublin.

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Map 4: Strategic Transportation Network Armagh City, Banbridge & Craigavon Borough Council Area Main Settlements

Antrim & Newtownabbey Borough Council

Mid-Ulster District Council

Lough Neagh

Belfast City Council

Belfast International Airport Railway Station / Halt Railway Track Main Roads Protected Routes Motorways

lfast

To Be

Dual Carriageways M1

Other Protected Routes

Lisburn and Castlereagh City Council

M12

To Enniskillen / Sligo

CRAIGAVON URBAN AREA DROMORE

GILFORD ARMAGH CITY

To Monaghgan

4.5

9 km

RATHFRILAND

N.I Context Map

Newry, Mourne and Down District Council

The central area of the Borough is served by the Northern Ireland Railways (NIR) network, with train stations located in both Portadown and Lurgan, offering direct connections to Belfast. Portadown station also lies on the north-south rail corridor, providing access to Dublin via Newry Dublin with stops at Scarva and Poyntzpass within the Borough. Bus services operate across most towns, villages, and small settlements within the Borough, providing connections to key transport hubs in Armagh, Portadown, Craigavon, Lurgan, and Banbridge. While the Council area benefits from a range of public transport links to and from Belfast primarily serving commuter needs, connections between settlements within the Borough are generally less developed. Rural areas, in particular, face accessibility challenges and often lack frequent or reliable public transport services.

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KEADY

TANDRAGEE

MARKETHILL

Monaghan County Council (Republic of Ireland)

BANBRIDGE

To Dublin

Park and ride facilities located near Armagh, Banbridge, Portadown, Lurgan and at key points along major routes, could play a valuable role in promoting the use of Goldline services for longer distance travel. These facilities may be particularly beneficial for residents of small towns, villages, and more remote rural areas, offering them greater access to regional transport options.

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Map 5: Protected Routes Armagh City, Banbridge & Craigavon Borough Council Area

Lough Neagh

Settlements Main Roads Protected Routes Motorways Dual Carriageways Other Protected Routes

Lisburn and Castlereagh City Council

UR ON A AV IG ARE A R

Mid-Ulster District Council

DROMORE GILFORD

BANBRIDGE

ARMAGH CITY TANDRAGEE

MARKETHILL

RATHFRILAND KEADY

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7 km

Newry, Mourne and Down District Council

There are a number of protected routes within the Borough. These routes facilitate the efficient and safe movement of traffic over long distances. Reflecting the importance of these routes, regional policy restricts the number of new accesses and controls the level of use of existing accesses onto protected routes. The Borough has active travel networks that provide routes and infrastructure which make it easier and safer for people to walk, cycle or use other nonmotorised forms of transport for everyday journeys. These include Portadown to Lurgan (Black Paths) and linkages to the National Cycle Network (NCN). The Borough also has disused transport corridors including the Portadown to Armagh railway line which should be safeguarded through the LDP.

Local Transport Study Objectives The LTS contains seven transport objectives, which were developed in line with the draft Programme for Government, the Council’s Community Plan 2017 2030, and the Preferred Options Paper. The transport objectives are as follows: • Enhance accessibility by road and public transport from the centres of Armagh, Banbridge and

Craigavon Urban Area to Belfast, Londonderry, gateways and hubs; • Ensure viable and sustainable public transport accessibility to essential services for people living in the Armagh City, Banbridge and Craigavon Council area; • Ensure there are attractive and safe active travel networks (walking and cycling) connecting all residential, employment, retail and leisure uses in the urban areas of Armagh, Banbridge and the Craigavon Urban Area; • Deliver high-quality public realm in the centres of Armagh, Banbridge and the Craigavon Urban Area, with reduced vehicle dominance, to make the towns safe and attractive places to live and work, and to improve safety for active travel modes; • Enhance transport connectivity and accessibility by sustainable modes of transport to Armagh, Banbridge and the Craigavon Urban Area to safeguard their viability; • Enhance safety for all modes of transport and reduce the number and severity of casualties; • Protect and ensure our transport systems are resilient to climate change.

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Transport Measures The LTS provides a range of potential measures for active travel, public transport and roads, as well as allowing for linkages with the Regional Strategic Transport Network Transport Plan. The study is primarily focused on the principal urban centres within the Borough, namely Armagh City, Banbridge and Craigavon Urban Area where the potential for meaningful impact is greatest. This will therefore have the potential to impact on the greatest number of residents and employees within the Borough and provide the greatest opportunity to deliver a modal shift in transport as a result of the successful integration between transport and land use planning. This approach is consistent with the aims of the RDS and SPPS. The LTS recommends eleven key transport measures to guide and support the Borough’s future development as set out below. • Improved inter-urban roads. • Improved ‘limited-stop’ bus services to key hubs. • Integration of passenger transport services including innovative transport models such as ‘rideshare.’ • Maintained and improved rail connections. • New urban road links and supporting sustainable transport infrastructure to facilitate key development, funded by developers. • Town Centre Parking Strategies including integrated management of long and short-stay spaces. • Provision of improved walking facilities in towns. • Provision of a network of attractive radial cycling routes in towns and greenways between towns. • Traffic management schemes in urban areas to rebalance modal hierarchy • Ensure that user behaviour regarding safe use of the transport network is monitored and addressed. • Transport infrastructure to be designed, provided and maintained to ‘best practice’ standards to maximise performance at all times. The locations of the proposed transport measures are not indicated in detail and are set out in terms of broad strategic locations. It is intended that 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. Work will continue on this in line with the progression of the LDP Local Policies Plan.

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The majority of key services and economic generators are located in the main hubs of Armagh, Banbridge and Craigavon Urban Area (CUA), and therefore these towns naturally provide the focus for the potential transport measures. The Borough encompasses both urban and rural regions, necessitating specific considerations for both land use planning and transportation infrastructure. The Council’s Community Plan 2017 - 2030 ‘Connected’, establishes a strategic framework for collaborative action, supporting the alignment of local and regional strategies and enabling the delivery of meaningful outcomes for communities, the plan highlights that ‘all residents including those in rural areas, should benefit from good services, transport links and digital accessibility to ensure they fully participate in all aspect of civic life and future economic growth. Our Borough must be accessible, multifunctional and balanced - enabling business growth within a mutually supportive and sustainable setting’. ‘Our People, Our Place, Our Future’- the Council’s Corporate Plan 2023 – 2027 vision is to create “a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’’ aligning with the aspirations of the Community Plan. The priority of the Corporate Plan is to improve economic, social and environmental well-being through place shaping in order to attract visitors, investors, and to encourage people to be active, with a focus on promoting health and wellbeing. The plan has a commitment to seek investment in infrastructure and connectivity and will facilitate and seek the delivery of schemes that will increase access to sustainable and active transport, providing links to key local amenities and improving connections between settlements. The Corporate Plan also identifies several actions which indicates that the Council will develop a Blueway and Greenway Plan and an Active Travel Masterplan and will facilitate and seek delivery of schemes that will increase access to sustainable and active transport, providing links to key local amenities and improving connections between settlements. The Council is a partner in the Mid-South West Growth Deal (MSW) in collaboration with Fermanagh and Omagh District Council and Mid Ulster District Council. The MSW Regional Economic Strategy aims to transform the MSW region’s economy and boost productivity. The strategy identifies four pillars to guide investment and grow the collective economy, one of which focuses on enabling infrastructure.

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It highlights that this region is home to a third of NI businesses and amongst them, many worldleading exporting business, and the MSW needs the infrastructure to move products to market quickly and maintain efficient supply chains. A high-quality transport network is of paramount importance. The strategy also identifies potential actions/project concepts for further development and prioritisation including the A28 Armagh East Link proposal which single carriageway road intended to connect the A3 Portadown Road and the A28 Markethill Road, bypassing Armagh City centre to reduce congestion.

Policy aims Taking account of the Local Transport Study (LTS), wider regional policy and Council Plans, the LDP Transportation Strategy sets out aims below, to integrate land use and transport planning to support sustainable development. It promotes a shift away from private car dependency by encouraging active travel and public transport, accessibility for all, safeguards land for future transport schemes and supports parking and road safety policies that reduce congestion and protect road users, particularly vulnerable road users. The strategy also seeks to protect disused transport corridors with potential for future transport, recreational or environmental use, with the following aims:

• Further sustainable development through the integration of transport and land use; • Encourage a modal shift from private car use to active travel and public transport; • Direct new residential, employment and mixed-uses developments to accessible locations, with good connectivity to public transport and active travel linkages; • Ensure accessibility for all; • Promote parking policies that will assist in reducing reliance on the private car and help tackle growing congestion; • Safeguard lands for new transport schemes and transport infrastructure improvements; • Promote road safety, in particular for pedestrians, cyclists and other vulnerable road users; • Safeguard Disused Transport Routes for potential transport reuse or alternative uses such as recreation, tourism, or nature conservation.

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SGS 8

Transportation Strategy The Council will promote sustainable development by integrating transport and land use planning, which supports a modal shift from private vehicular use to active travel and public transport, directing new development to locations with good connectivity and accessibility.

Justification and Amplification A sustainable transportation system is fundamental to the LDP, which seeks to integrate transportation and new development to minimise the need to travel and reduce reliance on travel by private vehicle. It also plays a vital role in achieving central government’s targets for the reduction of greenhouse gas emissions.

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This will be primarily achieved through transportation policies which are set out in Part 2 of the draft Plan Strategy and specific proposals that will be brought forward at Local Policies Plan stage. The Local Transport Plan will identify specific transport schemes and disused transport routes that require protection, which will accompany the Local Policies Plan. Operational transportation policies (TRAN 1 to TRAN 9) promote sustainable modes of travel, including walking, cycling and public transport, while protecting strategically important

transport routes. These policies also aim to ensure safe and efficient access, movement and parking across the Borough.

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Open Space Strategy Introduction

Within Armagh City, Banbridge and Craigavon Borough, there is a diverse assortment of open spaces offering important opportunities for outdoor recreation, amenity sport and play36. The Local Development Plan (LDP) recognises that open space, whether there is public access to it or not, can contribute positively to the character, appearance and quality of urban areas and civic spaces within the Borough. It offers places to play, relax, exercise and socialise, as well as venues for sport and public events, which positively contributes to the health and well-being of residents within the Borough. It can also encourage active travel, promote healthier lifestyles and assist in supporting children’s development. Open space can help attract business and tourism, and contribute to rural and urban regeneration. It helps support sustainable development by providing ‘green lungs’, helping to improve air quality, as well as providing valuable habitats for wildlife. Open space can also act as a buffer between conflicting land uses, help reduce flood risk and offer visual breaks. The Council owns and maintains a significant amount of open space, sport and recreational facilities throughout the Borough, including play parks, playing fields, outdoor gyms, leisure centres, water sports facilities, country parks and golf courses. There are also a variety of privately-owned playing fields and other recreational open spaces available, including grass and synthetic pitches at educational facilities, Nature Reserves and forests with public access, glens, National Trust properties with high quality parkland, walking and cycling networks and amenity green space provided within housing areas. The countryside lends itself to accommodating a wide range of sporting and recreational activities including horse riding, cycling and angling, which not only provides opportunities for participation in sport and outdoor recreational pursuits but also makes an important contribution towards the rural economy and rural regeneration. The Council acknowledges that open space, sport and outdoor recreation are necessary components of everyday life and are important to society both now and in the future. Everyone, particularly children, older people and people with disabilities should have easy access to open space and the opportunity to participate in sport and outdoor recreational activity or simply enjoy and have contact with nature. 36

The Council’s Corporate Plan 2023-2027 ‘Our People, Our Place, Our Future’ has a vision to create ‘a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. This vision reflects the Council’s Community Plan, highlighting the strong interconnection between both strategic documents and their shared commitment to enhancing the wellbeing of people and places across the Borough. The Corporate Plan acknowledges that open spaces are vital to our health and well-being, with eight awardwinning parks and open spaces across the Borough. Furthermore, the Council has invested over £5.5 million in delivering a Borough-wide Capital Play Development Programme which has provided and upgraded 40 play parks to improve recreational facilities for children and young people in parks and open spaces across the Borough. The Council’s Community Plan ‘Connected’ 2017-2030 focuses on the role of place-shaping in improving social, economic, environmental and cultural wellbeing. It also recognises the link between open space and health and well-being and that health outcomes are influenced by the quality of physical environments. The Regional Development Strategy 2035 (RDS) acknowledges the value of accessible green space as a fundamental component to achieving sustainable development within urban and rural areas. In supporting urban and rural renaissance (RG 7), the RDS places importance in promoting recreational space within cities, towns and neighbourhoods, emphasising that new developments or plans should make provision for adequate green and blue infrastructure. Green infrastructure is also seen as a means of improving the health and well-being of communities, by encouraging walking and cycling, as well as improving connectivity and supporting biodiversity. It is therefore vital that adequate provision of open space is maintained throughout the Borough, including in our towns and neighbourhoods, and in new development. The Strategic Planning Policy Statement, Edition 2, 2025 (SPPS) recognises that open space, sport and outdoor recreation support many cultural, social, economic, health and environmental benefits. The

The provision of open space, sporting and recreational facilities within the Borough is detailed within Technical Supplement 7 ‘Open Space, sport and Outdoor Recreation’

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SPPS also directs that councils should bring forward an Open Space Strategy reflecting the aim, objectives and policy approach of the SPPS, tailored to the specific circumstances of the plan area. The LDP Open Space Strategy (SGS 9) is set out further below. The LDP has an important role in helping to better the lives of people and communities within the Borough by ensuring that the current and future recreational, sporting and open space needs of residents within the Borough are met.

Policy Aims The LDP’s strategic approach to open space, outdoor sport and recreation is set out in the following policy aims below which are supported by the Open Space Strategy (SGS 9) and the operational policies for open space, outdoor sport and recreation (OSR 1- OSR 8). The approach to open space, outdoor sport and recreation strives to reflect regional planning policy. • To protect open space within the Borough and identify new sites, where required, to meet current and future need; • To ensure that new open space areas and sporting facilities are convenient and accessible37; • To ensure that areas of open space are provided as an integral part of new residential development; • To facilitate appropriate outdoor recreational activities in the countryside; • To achieve quality design through high standards of siting, design and landscaping for all new open space areas and sporting facilities; • To ensure that the provision of new open space areas and sporting facilities is in keeping with the principles of environmental conservation and helps sustain and enhance biodiversity; and

The LDP will also aim to safeguard and improve the health and well-being of people and communities within the Borough by implementing policies aimed at supporting the development of adequate and accessible community and cultural infrastructure (CCF1 ‘Community and Cultural Facilities’), adequately mitigating risks to, or potential adverse impacts on, health and safety (GP 3 ‘Public Safety and Human Health’) and promoting sustainable patterns of development which encourage active travel38 (TRAN 8 ‘Active Travel including walking and cycling’). Outside of the LDP, the Council will continue to work alongside its statutory partners, and other stakeholders, to bring forward and support actions aimed at maintaining and creating quality open space within the Borough, including measures to improve provision and access to open space, sport and recreation facilities for all sections of society. In acknowledgement of the many cultural, social, economic, health and environmental benefits of open space, sport and outdoor recreation, the LDPs Open Space Strategy is to facilitate, safeguard and enhance the provision of adequate, high quality and accessible open space, sport and recreational facilities throughout the Borough to meet the current and future needs of all our citizens. The Open Space Strategy has been informed by regional policy, as referred to above, in addition to local plans, policies and strategies of relevance to the Borough, including the Council’s Corporate Plan, Community Plan and Play Strategy. The evidence base also includes the LDP Open Space Audit, which assesses the extensive portfolio of existing open space, sporting and recreational provision within the Borough. The LDP Open Space Audit is set out in Technical Supplement 7 ‘Open Space, Outdoor Sport and Recreation’.

• To provide a policy framework for the protection, provision and enhancement of green and blue infrastructure within the Borough. The introduction to the open space, sport and outdoor recreation operational policies in part 2 sets out for the purposes of the LDP, a definition of the term ‘open space’ and provides an overview of the various functions that open space can perform.

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For all sections of society in particular, children, older people and those with disabilities. Active travel is defined as walking, cycling, scooting, using a mobility aid, mobility scooter or wheelchair rather than motorised transport (such as cars, motorbikes, etc) for the purpose of making everyday journeys

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SGS 9

Open Space Strategy The LDP recognises the importance of open space, sport and outdoor recreation facilities throughout the Borough. This Strategy provides a framework for safeguarding, enhancing and facilitating open space, including greenways, in addition to supporting the provision of sporting and recreational facilities and facilitating play park provision as detailed below. Safeguarding existing and planned open space The LDP will seek to provide appropriate protection towards areas of open space identified for future provision39 and existing areas of open space within the Borough (including areas that are not specifically identified or zoned in the LDP), irrespective of its physical condition and appearance. Supporting the provision of new open space, sporting and outdoor recreational facilities The LDP will facilitate the upgrade and provision of quality open space, sporting and outdoor recreational facilities in appropriate and accessible locations. The LDP will also facilitate the provision and protection of ancillary open space associated with quality residential developments. Facilitating the provision of play space for children The LDP will facilitate the delivery of play space for children in new quality residential developments. The LDP will also support the delivery of new play space for children and young people outside of residential developments, where the Council or other public bodies identify such a need. Facilitating the provision and protection of strategic and community greenways as part of the Borough’s green and blue infrastructure network The LDP will facilitate the delivery, protection and enhancement of greenways (both existing and planned) that form the Boroughs strategic and community greenway network. The delivery of an accessible and well-connected greenway network for our Borough’s will not only support a modal shift away from private car usage towards active travel but will also improve the lifestyle and physical health of our communities.

Justification and Amplification Safeguarding existing and planned open space Throughout the Borough there is an extensive range of quality open spaces including urban parks, such as Lurgan Park and Dromore Town Park, in addition to country parks, woodlands and other locations open to the public, such as Oxford Island Nature Reserve, Loughgall Country Park, Navan Fort and Clare Glen. Such areas of existing open space are a vital resource within the Borough, not only playing a vital role in promoting healthy living but also making an important contribution towards the overall environmental quality of the Borough. 39 40

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The LDP has a pivotal role in safeguarding existing and planned open space for current and future generations to utilise and enjoy. As such the LDP will seek to protect existing areas of open space and areas of open space identified for future provision, irrespective of its physical condition and appearance, from being lost to competing land uses. Supporting the provision of new open space, sporting and outdoor recreational facilities The LDP acknowledges that everyone should have easy access to open space, the opportunity to participate in sport and outdoor recreational activities. The provision of new, quality open space, sporting and

The LDP will identify open space zonings in the Local Policies Plan Including children, older people and those with disabilities

Local Development Plan 2035

outdoor recreational facilities in appropriate and accessible locations offers many benefits including enhanced opportunities to exercise, spend time outdoors and explore the natural world, therefore playing a vital role in supporting healthy, active and nature aware communities. To ensure that there is adequate provision of open space, sporting and outdoor recreational facilities for both current and future generations it is vital that the LDP facilitates the upgrade and provision of such facilities, that is convenient and accessible for all members of society40. To support the creation of sustainable and quality residential development, and the provision of

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adequate, attractive, and useable public open space the LDP will also facilitate the provision and protection of ancillary open space associated with quality residential developments. All new residential development will be required to make appropriate provision for open space in accordance with Policy OSR 2 Public Open Space in New Residential Development. Facilitating the provision of play space for children Play is widely acknowledged as a fundamental aspect of children and young people’s lives. It not only supports growth and development across a range of developmental areas including physical and mental health and wellbeing, social development, intellectual growth and learning, but also helps to establish a connection to wider society and the community in which children and young people live. The Council acknowledges the value of play and is committed to enhancing opportunities for play for all children and young people, regardless of their perceived abilities or their location within the Borough41. The LDP will therefore facilitate the delivery of play space for children in new quality residential development. In all instances developers will be required to carefully consider the layout, access and the variety of play equipment on offer, so that it caters for a range of age groups and children with disabilities. The threshold and assessment criteria for the provision of public open space, including equipped children’s play area provision, in new residential development

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is further detailed in Policy OSR 2 Public Open Space in New Residential Development. In acknowledgement that play is a natural and fundamental aspect of children and young people’s lives, the LDP will also support the delivery of new play space for children and young people outside of residential developments, where the Council or other public bodies identify such a need and the proposal is in accordance with Policy OSR 1 Protection and Provision of Open Space.

As such, the LDP will facilitate the delivery, protection and enhancement of greenways (both existing and planned) that form the Borough’s strategic and community greenway, giving communities the opportunity to access a traffic free environment to participate in active travel and leisure.

Facilitating the provision and protection of strategic and community greenways as part of the Borough’s green and blue infrastructure network Greenways are defined as ‘traffic free routes connecting communities to all kinds of destinations for commuting, everyday journeys or leisure and recreation’42. They can include private or publicly owned open space, woodlands, urban landscape wedges, parks, playing fields, school grounds, golf courses, and farmland and may form part of, or link to, existing networks including towpaths, cycle paths, walkways and trails. The delivery of an accessible and well-connected greenway network for the Borough will not only support a modal shift away from private car usage towards active travel but will also improve the lifestyle and physical health of our communities by putting walking and cycling at the heart of local transportation.

Councils Play Strategy 2018-2026 Source: ‘Exercise – Explore-Enjoy: A Strategic Plan for Greenways’ (DfI, 2016).

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Countryside Strategy Introduction

The Borough’s countryside43 is a precious resource made up of distinctive landscapes, rich in heritage, cultural and environmental assets, including internationally important and designated nature conservation sites. The Borough spans approximately 554 square miles, with almost half of the population (49%)44 living in rural areas. It has a diverse landscape, extending from the foothills of the Mourne Mountains in the east to the southern shores of Lough Neagh, and across to the Blackwater Valley in the west. It contributes to a unique sense of place and identity for our rural communities and acts as an important recreational and tourism asset. It supports important agricultural and agri-food industries, with many rural dwellers employed in farming and local enterprises. The Regional Development Strategy (RDS) 2035 sets out strategic guidance aimed at sustaining rural communities living in smaller settlements and the open countryside (SFG 13) and improving accessibility for rural communities (SFG 14). However, this is balanced against guidance aimed at the conservation, protection and, where possible, enhancement of the natural and historic environment (RG 11). This includes conserving, protecting and where possible enhancing areas recognised for their landscape quality and protecting designated areas of countryside from inappropriate development. The Strategic Planning Policy Statement, Edition 2 (SPPS) recognises the countryside as a significant asset and as such it aims 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. The Council’s Corporate Plan ‘Our People, Our Place, Our Future’ 2023-2027 recognises the important contribution that our rural hinterlands make toward the unique tapestry and diversity of our Borough. It acknowledges that our countryside is not only important for flora and fauna but is of equal significance to local people and visitors, including through its important role in supporting our health and well-being.

aspirations of the Community Plan is to ensure that our rural area values and protects its distinct identity and assets so that the Borough’s full potential as a vibrant place for living, working, visiting and investing can be achieved. It acknowledges that all residents, including those living in rural areas, should benefit from good services, transport links and digital accessibility to ensure they fully participate in all aspects of civic life and future economic growth. The long-term outcome of a ‘Revitalised Place’ seeks to ensure that our distinctive and vibrant urban and rural areas are at the heart of community and economic life, whilst the long-term outcome of an ‘Enhanced Place’, seeks to prioritise the protection, promotion and enhancement of the Borough’s unique and diverse landscape, as one of our key natural assets. The Local Development Plan (LDP) acknowledges the importance of facilitating appropriate rural development, which not only contributes to the character, economy and social fabric of the Borough, but also protects the countryside’s natural resources and environmental assets. The countryside is a unique and valuable resource, that needs to be protected and conserved. The LDP seeks to achieve an appropriate balance between protecting the countryside, while facilitating sustainable development that will sustain rural communities, such as appropriate residential and economic development. The Countryside Strategy, in line with regional direction, is to facilitate development in the countryside in a manner which supports rural communities whilst protecting the environment from inappropriate development. This is also generally reflected in the LDP Spatial Growth Strategy, as it relates to the open countryside.

‘Connected’ 2017-2030, the Council’s Community Plan, acknowledges our large rural population, emphasising the importance of ensuring that rurality is not an obstacle to participation and provision. One of the 43 44

Defined in the Local Development Plan as land lying outside of settlement limits Census 2021

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Policy Aims The LDP’s Countryside Strategy will be achieved through the following aims: • To manage development in a sustainable manner which strikes a balance between protection of the environment from inappropriate development, while supporting and sustaining vibrant rural communities. • To facilitate development in the countryside, which contributes to a sustainable rural economy. • To protect, conserve and, where feasible, enhance the landscape and natural resources of the rural area from excessive, inappropriate or obtrusive development. • Promote high standards of design, siting and landscaping in the countryside.

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The LDP’s Countryside Strategy and aims above will be facilitated through Strategic Policies SGS 10 ‘Sustainable Development in the Countryside’ and SGS 11 ‘Strategic Landscape Policy Areas’, set out below, alongside the relevant operational planning policies set out in Part 2 of the Plan, including DES 2 ‘Rural Design and Character in the Countryside.’ Collectively, these policies will ensure that all development in the countryside is sustainable, appropriate and of high quality. Outside of the LDP, the Council will continue to work alongside its statutory partners, and other stakeholders, to bring forward and support actions aimed at ensuring that rurality is not a barrier to community engagement and participation.

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Sustainable Development in the Countryside

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SGS 10

The LDP will seek to support a range of types of development in the countryside. The opportunities for development in the countryside that are considered, in principle, to be acceptable and will contribute towards the aim of sustainable development are detailed below. Residential Development • A dwelling sited within an existing cluster of buildings in accordance with HOU 12; • A replacement dwelling in accordance with Policy HOU 13; • The provision of affordable housing in accordance with Policy HOU 18; • A dwelling based on personal or domestic circumstances in accordance with Policy HOU 17; • A dwelling to meet the essential needs of an established non-agricultural business enterprise in accordance with Policy HOU 16; • The development of a small gap site within an otherwise substantial and continuously built-up frontage in accordance with Policy HOU 14; • A residential caravan or mobile home in accordance with Policy HOU 19; • A dwelling on a farm in accordance with Policy HOU 15; • An extension to a dwelling in accordance with Policy HOU 11; • The provision of travellers accommodation in accordance with Policy HOU 10; • The conversion of a listed building to residential accommodation in accordance with Policy HE 6; or • The conversion and / or reuse of a non-designated heritage asset in accordance with Policy HE 14. Non-Residential Development • Economic development in accordance with Policies ECN 1- ECN 5; • Farm diversification in accordance with Policy ECN 6; • Agricultural and forestry development in accordance with Policy ECN 7; • Tourism development in accordance with Policies TOU 2 - TOU 6; • Minerals development in accordance with Policies MIN 1 - MIN 8; • Community facilities in accordance with Policy CCF 1; • Renewable and low carbon energy development in accordance with Policy RLED 1; • The conversion and reuse of a non-designated heritage asset in accordance with Policy HE 14; or • Open space, sport and outdoor recreation facilities in accordance with Policies OSR 3 - OSR 8. There are a range of other types of non-residential development that may be acceptable in principle in the countryside, for example, waste management, telecommunications or utilities development. The inclusion of a development type within this list does not imply that all proposals of this type will be acceptable, proposals must meet all other relevant policy tests.

Justification and Amplification The countryside is one of our most important assets and its value cannot be understated. It is not only of significant recreational, social and community value, but it also accommodates a broad variety of economic activities, including

the agricultural and minerals sectors. It is also an important environmental resource, with a wide variety of landscapes that accommodate a diverse range of natural habitats, wildlife species, and historic environment assets. Inappropriate development within the countryside can lead

to a range of social, economic, and environmental challenges, such as gradual loss of rural character, changes to landscape quality, increased pressure on infrastructure and services, and potential impacts on biodiversity. These effects can be difficult to address and, in some cases, may have long-term armaghbanbridgecraigavon.gov.uk

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consequences. Careful planning is therefore essential to ensure the countryside continues to fulfil its many important functions for communities, the economy, and the environment. It is therefore important that the LDP facilitates appropriate development within the countryside that meets the current and future needs of our rural population in terms of social and economic development, but not at the expense of the quality of the environment. The LDP acknowledges that to maintain and enhance the attractiveness of the countryside as a place to invest, live and work, the countryside requires

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a sustainable approach to new development, consistent with regional direction. SGS 10 ‘Sustainable Development in the Countryside’ sets out the various types of development which will be acceptable in principle in the countryside. The policies aim to manage development in a manner which strikes a balance between protection of the countryside from inappropriate development, whilst also supporting and sustaining rural communities. All proposals for non-residential development will be considered in accordance with the relevant strategic and operational policies.

In all circumstances proposals for development in the countryside must be sited and designed to integrate sympathetically with their surroundings and not cause detrimental change to, or further erode the rural character. Additionally, they must meet other planning and environmental considerations including those relating to drainage, sewerage, amenity, access and road safety. Supplementary Planning Guidance contained within Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside must also be taken into account in assessing all development proposals in the countryside.

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SGS 11

Strategic Landscape Policy Areas The landscape is a fundamental component of identity and well-being. It is a visual expression of the diversity of the social, economic, historic and natural heritage, and intrinsic to the sense of place. The Council acknowledges the significance of safeguarding and improving our Borough’s heritage assets and resources, of which the rural landscape is a significant part. By considering the natural, physical and cultural components of the landscape, opportunities for its enhancement and restoration can be fully realised. Strategic Landscape Policy Areas Planning permission will be granted for a development proposal located within a Strategic Landscape Policy Area, where it is demonstrated that all the following criteria are met: a) The proposal will not have an unacceptable adverse impact on the special landscape character, environmental quality and visual amenity of the area. b) Those features of importance to the character and appearance of the landscape are respected and maintained and where possible enhanced. Proposals must also meet the provisions of all other relevant LDP policies, including the relevant General and Design and Place-making policies.

Justification and Amplification The Council has assessed the landscapes within the Borough through ‘The Landscape Character Assessment’ and consider that while all landscapes are valuable and important to local identity, this assessment has identified two areas which are particularly unique. These areas are also recognised for their scenic quality and environmental vulnerability and are therefore considered to be more sensitive to change and are therefore worthy of additional recognition and protection. The Council has identified the following Strategic Landscape Policy Areas • Lough Neagh and Portmore Lough Environs • Blackwater Valley. Detailed boundaries and development guidance for individual SLPAs will be brought forward in the Local Policies Plan to address particular characteristics and sensitivities

within each SLPA. This strategy will come into effect once the Local Policies Plan is published. In assessing the impact of development proposals on these SLPAs careful consideration will be given to: - The degree to which development will affect the visual and scenic character of the area. - The impact on the setting and views into and from features of the historic environment and natural heritage assets. - The sensitivity of the landscape and its capacity to accommodate the proposal without unacceptable adverse effect on landscape characteristics. - Mitigation and enhancement measures, including the retention and protection of existing natural vegetation such as distinctive hedgerow and tree boundaries. The scale and form of the proposal and any additional planting and the creation of new appropriate landscape and natural features.

Some forms of development, such as minerals development, particularly quarrying operations, has the potential to have significant impacts on landscape character, environmental quality and visual amenity of an area. Careful consideration should be given to site selection for mineral development proposals. Mineral development proposals within or in close proximity to an SLPA will not normally be granted permission where this would prejudice the essential characteristics of the area and the reason for the designation. All development proposals within a Strategic Landscape Policy Area must be accompanied by a Landscape and Visual Impact Assessment (LVIA) that identifies and assesses the impact of and the effects of the proposal on both landscape character and on visual amenity. It is expected that an approach to the LVIA is proportional to the scale of the proposal and the nature of its likely effects.

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The LVIA must take account of the sensitivity of the landscape, the cumulative impact of development, the ability of the Strategic Landscape Policy Area to absorb the development proposal, any proposed mitigation measures and where possible highlight opportunities to restore or include features distinctive to the landscape characteristics of the area.

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Heritage Strategy Introduction

The Borough enjoys a rich natural, built and cultural heritage that shapes the sense of place and identity, contributing positively to the well-being of both residents and visitors. This heritage plays a vital role in shaping the Borough’s future, connecting the historic and natural environments with the people, communities, culture and economy. The Regional Development Strategy 2035 sets out guidance for the conservation, protection and, where possible, enhancement of the natural environment under RG 11. It highlights that the environment, both in terms of natural and built heritage, is one of Northern Ireland’s most important assets. Effective care of the environment provides very real benefits in terms of improving health and well-being, promoting economic development and addressing social problems which result from a poor-quality environment. The RDS recognises that Northern Ireland has a rich and diverse built heritage which contributes to a sense of place and history. It is a key tourism and recreational asset, and sustainable management of the built heritage makes a valuable contribution to the environment, economy and society. The built heritage embraces many sites of local interest which once lost cannot be fully replaced. It sets out three key ways to manage the built heritage by identifying, protecting and conserving built heritage including archaeological sites monuments and historic buildings. Identifying, protecting and conserving the character and built heritage assets within cities, towns and villages and finally maintaining the integrity of built heritage assets, including historic landscapes. The natural environment directly supports all life and is essential to well-being. Human impacts on landscapes over the last century, as the result of increased development, have adversely affected biodiversity. There has been a substantial reduction in the total area of semi-natural habitats due to ongoing land use intensification from agriculture and urbanisation. The RDS sets out several ways of improving the natural environment, through sustaining and enhancing biodiversity; identifying, establishing, protecting and managing ecological networks; protecting and encouraging green and blue infrastructure within urban areas; protecting and managing important geological and geomorphological features; protecting, enhancing and restoring the quality of inland water bodies; recognising and promoting the conservation of local identity and distinctive landscape character; conserving, protecting and where possible enhancing areas recognised for their landscape quality; protecting designated areas of countryside from inappropriate development (either directly or indirectly) and continuing to assess areas

for designations. In addition, it recognises Lough Neagh as a Strategic Natural Resource within its Spatial Framework for Northern Ireland. The Strategic Planning Policy Statement Edition 2, 2025 (SPPS) acknowledges that archaeological and built heritage assets such as tombs and ring forts, historic and vernacular buildings, planned parklands, buildings and features associated with industrial heritage, are all important sources of information about the past, and are often significant landmarks in the present townscape and countryside. This archaeological and built heritage constitutes an irreplaceable record which contributes to the understanding of both the present and the past and is an important economic resource. Their presence usually adds to the quality of the lives and promotes a sense of local distinctiveness which is an important aspect of the character and appearance of cities, towns, villages and the countryside. The SPPS regional strategic objectives for archaeology and built heritage are to: • Secure the protection, conservation and, where possible, the enhancement of our built and archaeological heritage; • Promote sustainable development and environmental stewardship with regard to our built and archaeological heritage; and • Deliver economic and community benefit through conservation that facilitates productive use of built heritage assets and opportunities for investment, whilst safeguarding their historic or architectural integrity. The SPPS also indicates that Northern Ireland’s habitats, species, landscapes and natural heritage are important and highly valued assets of society. Natural heritage provides a wide range of opportunities for enjoyment, recreation and sustainable economic activity. The conservation, enhancement and restoration of the abundance, quality, diversity, and distinctiveness of the region’s natural heritage are also fundamental to the overall health and well-being of society. The regional strategic objectives for natural heritage are to:

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• Protect, conserve, enhance and restore the abundance, quality, diversity and distinctiveness of the region’s natural heritage; • Further sustainable development by ensuring that natural heritage and associated diversity is conserved and enhanced as an integral part of social, economic and environmental development; • Assist in meeting international (including European), national and local responsibilities and obligations in the protection and enhancement of the natural heritage; • Contribute to rural renewal and urban regeneration by ensuring developments take account of the role and value of natural heritage in supporting economic diversification and contributing to a highquality environment; and • Take actions to reduce our carbon footprint and facilitate adaptation to climate change. The Borough benefits from a wealth of heritage assets that connect the historic and natural environments, vibrant communities and cultural and economic life. The Borough has the notable distinction of having two sites on the UNESCO World Heritage Tentative List. In addition, it has 15 State Care Monuments, 185 Scheduled Monuments, 1266 listed buildings, 1 Ramsar Site (Lough Neagh and Lough Beg), 2 Special Areas of Conservation, 1 Special Protected Area and 1 National Nature Reserve. These represent just a few examples of the vast tapestry of assets that span across built and natural heritage designations ranging from international to local importance. (Full details of heritage assets can be found in Technical Supplement 10). The Council’s Corporate Plan 2023-2027 ‘Our People, Our Place, Our Future’ has a vision to create ‘a happy, healthy and connected community, a vibrant and sustainable economy and appealing places for living, working and learning’. The plan acknowledges that the environment plays a critical role in sustainably planning for the future, it underpins the well-being of societies, economies and ecosystems services. The unique tapestry and diversity of the city, towns, villages, designated sites, waterways, rural hinterlands, parks and open spaces is not just important to local flora and fauna, it is equally important to residents and visitors. It acknowledges that we have unrivalled heritage buildings and Navan Fort is an area of significant archaeological significance. Funding is in place to deliver projects such as Armagh City and Lurgan Townscape Heritage schemes, which support preserving the unique value and character of heritage buildings, monuments and spaces that contribute

to cultural wealth, pride and interest in places and communities. The Community Plan for the Borough 2017-2030 ‘Connected’ emphasises that archaeological and built heritage forms an integral part of our environment. They are important sources of information about our past and represent significant landmarks in the present townscape and countryside. Balancing modern creative pursuits with the preservation of the area’s rich heritage can be a delicate task. The Community Plan highlights that ABC Heritage Places is a project aimed at preserving, celebrating and investing in the Borough’s rich cultural legacy. Through collaboration and investment, this project will transform the Borough’s historic fabric whilst protecting it for generations to come. The Community Plan acknowledges that habitats, wildlife, landscapes and natural features are important assets that provide a range of opportunities for both enjoyment and economic activity, as well as environmental benefits. There are a number of designated sites which reflects the diversity and wealth of habitats and natural features in the Borough. The Council’s Draft Heritage Strategy ‘Your Voice, Our Vision’ published for consultation in December 2025, highlights that Heritage is central to the identity and future of Armagh City, Banbridge and Craigavon Borough. It connects historic and natural environments, people and communities and culture and economy. The strategy’s vision “By celebrating and protecting our heritage, we will create a vibrant legacy that connects people, place and memory and empowers communities to shape a sustainable and inclusive future” which highlights the importance of valuing the past. The Heritage Strategy identifies ten objectives, of which two are relevant to land use planning. Firstly, to champion collective action to ensure our built, natural and cultural heritage is revitalised and resilient for the future, and to identify protect and enhance opportunities for growth and development of key designated sites within the Borough. The Heritage Strategy outlines the importance of an integrated Council approach across functions, recognising the role of planning in decision making and policy development. The draft Heritage Strategy also outlines the heritage features within the Borough, including the sites on the UNESCO World Heritage Tentative List, which represents the mandatory first step toward achieving World Heritage status.

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Navan Fort, one of the Royal Sites of Ireland, was added to the Tentative World Heritage List in 2022, due to its profound archaeological significance. It is supported by Navan Centre & Fort, an interpretative visitor centre which is open to the public. Armagh Observatory is the oldest scientific institution in Northern Ireland still in continuous use, with a longunbroken series of meteorological and astronomical observations. Armagh Observatory and the Planetarium, together with the observatories at Birr Castle in County Offaly and Dunsink in County Dublin, are part of a transnational bid and was added to the Tentative List in 2025. Local heritage is a vital part of what makes the Borough unique. From historic buildings and landmarks to natural landscapes, these places tell the story of who we are and where we’ve come from, reflecting aesthetic, scientific, historical and social values and offer a tangible link to past events and individuals.

Assets with the Historic Environment includes ring forts; tombs; historic, vernacular and listed buildings; industrial and defence heritage; as well as planned parklands. These assets are important sources of information about our past and can represent significant landmarks within our countryside and townscape. These assets are an irreplaceable record that contribute to an understanding of both the past and present. They are also an important economic resource which, if sustainably managed, can provide key recreational and tourism assets. These assets add significantly to the quality of life, as well as contributing to a sense of local distinctiveness within settlements and countryside. Examples of these include the Navan Fort Complex, Armagh City with its Cathedrals, Observatory and Georgian Architecture, the Danes Cast, Newry Canal and 5 Conservation Areas (Armagh, Dromore, Loughgall, Lurgan, and Richhill). Table 9 sets out the key assets within the Borough.

Table 9: Built Heritage and Archaeological Assets Built Heritage and Archaeological Assets 5 Conservation Areas (Armagh, Loughgall, Richhill, Dromore and Lurgan). 1266 Listed Buildings / Structures. 1 Area of Significant Archaeological Interest (ASAI) - Navan Fort Complex. This comprises Navan Fort, Loughnashade, Haughey’s Fort, The King’s Stables and a group of megalithic tombs. A further 2 Candidate ASAIs will be brought forward in the DPS. These are proposed at Lisnagade east of Scarva and Knock Iveagh north of Rathfriland 15 Monuments in State Care- (9 within the former Armagh District, 1 in the former Craigavon Borough and 5 in the former Banbridge District). 16 Areas of Townscape Character (ATC) - (4 within the former Craigavon Borough and 12 in the former Banbridge District). 32 Historic Parks, Gardens and Demesnes located entirely within the Borough (1 A*,14 grade A and 17 grade B). A further 3 have a small portion within the Borough but mainly fall within adjoining Council Areas. 1293 Unscheduled Sites and Monuments. 21 Areas of Archaeological Potential (AAP) - (4 within in the former Craigavon Borough and 17 in the former Banbridge District). 185 Scheduled Monuments. Source: Historic Environment Division (HED), Department for Communities (DfC) The LDP also recognises the importance of the Borough’s diverse natural heritage and the wideranging benefits it provides, acknowledging its essential role in sustaining biodiversity, maintaining

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ecosystem services, enriching landscape character, enhancing health and well-being and offering valuable opportunities for recreation, education and sustainable economic activity.

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The Borough is home to a wealth of natural assets. Diverse landscapes and earth science features, Lough Neagh and its shores, wetlands, woodlands, rivers and meadows collectively contribute to a rich natural environment that should be sustained, enhanced and enjoyed by residents and visitors. Designated Natural Heritage sites represent key elements of biodiversity, geodiversity and ecological processes and are often recognised for their importance to scientific interest and conservation in addition to their natural beauty. The value and importance of many of these natural heritage assets are recognised and afforded protection through international, national and local environmental designations. Lough Neagh is identified as a Strategic Natural Resource in the RDS. The significance of the Lough and its Shores is acknowledged through the international environmental designations of Ramsar and Special Protection Area (SPA), as well as the national Area

of Special Scientific Interest (ASSI) designation. The southern shore of this important and strategic asset lies within the Borough. The Lough Neagh Ramsar wetland designation recognises the number and diversity of both flora and fauna which are supported in and around the Lough. The Lough Neagh SPA designation, which includes Lough Beg and Portmore Lough and surrounding swamp, fen and wet grassland regularly supports internationally important numbers of breeding wintering Bewick and Whooper Swans and nationally important numbers of breeding Common Tern. The two Special Areas of Conservation (SAC) within the Borough, Montiaghs Moss and Peatlands Park, support active raised bogs (a priority habitat which is rare or threatened within the European context). Table 10 below sets out the Hierarchy of Nature Conservation Designations

Table 10: Hierarchy of Nature Conservation Designations Sites of International Importance

Sites of National Importance

Sites of Local Importance

1 Ramsar Site*

1 National Nature Reserve

3 Local Nature Reserves

2 Special Areas of Conservation (SAC)

21 Areas of Special Scientific Interest (ASSI)

75 Sites of Local nature Conservation Importance (SLNCI)

1 Special Protection Area (SPA)

4 Nature Reserve

* Ramsar Area, on the list of Wetlands of International Importance (known as the Ramsar List)

Policy Aims The LDP recognises the importance of the need to conserve, protect, and where possible enhance heritage within the Borough. The Heritage Strategy is in line with regional direction, and the Spatial Growth Strategy, insofar as it relates to landscape and the natural and built environment. The LDPs Heritage Strategy will be achieved through the following aims: • To protect, conserve, and where possible, enhance the natural, built, archaeological and landscape heritage of the Borough • Promote sustainable development proposals and environmental stewardship that delivers economic and community benefits through the adaptive reuse of heritage assets, while ensuring their historical and architectural integrity is maintained

• To enhance and restore the abundance, quality, diversity and distinctiveness of the Borough’s natural heritage • Support rural and urban regeneration by ensuring development recognises the value of natural heritage in fostering economic diversification, contributing to a high-quality environment and strengthening adaptation to climate change. The aims above will be facilitated primarily through Strategic Policies 1 - 2 and the operational policies for the Historic Environment (HE 1 - 14) Natural Heritage (NH 1 - 8), Open Space (OSR 8) as well as General Policy 1 and Design and Place-making Policies detailed in Part 2 of the draft Plan Strategy.

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SGS 12

Heritage Strategy The LDP will seek to protect, conserve and enhance where possible the Borough’s natural, built, archaeological and landscape heritage. It encourages the sustainable management and adaptive reuse of historic assets that support the delivery of economic and community benefits, whilst safeguarding their historical and architectural integrity. It also aims to restore, the abundance, quality, diversity and distinctiveness of natural heritage within the Borough, supporting development proposals that recognise the vital contribution that natural assets make to creating a resilient, attractive and high-quality environment.

Justification and Amplification The Borough’s natural, built, archaeological and landscape heritage contributes significantly to local identity, sense of place, environmental quality and health and well-being. Protecting conserving and enhancing these assets is essential to supporting sustainable development, ensuring that growth and individual development proposals do not erode the very qualities that make the Borough distinctive. The LDP therefore delivers a balanced approach that protects, conserves and enhances important environmental assets while enabling appropriate development that supports the well-being of communities and the longterm sustainability and resilience of the area. The adaptive reuse and sustainable management of historic buildings and sites can deliver substantial economic and community benefits, including supporting regeneration, diversifying the local economy, and enabling the continued use and enjoyment of heritage assets. The Plan therefore encourages development that secures the long-term conservation of such assets, provided their historical and architectural integrity is safeguarded, and the scale and nature of reuse is appropriate to their significance and setting. The Heritage Strategy supports regional policy outcomes by

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promoting the conservation, protection and, where possible, enhancement of all aspects of the Borough’s heritage, ensuring that development proposals are informed by a proper understanding of their environmental context. Natural heritage, including habitats, species, watercourses, trees and wider landscape character play a critical role in supporting biodiversity, ecosystems, climate resilience and health and well-being. Restoring and enhancing the abundance, quality, diversity and distinctiveness of natural heritage features is vital to strengthening ecological networks and maintaining environmental quality. The Plan acknowledges the vital contribution that natural assets make to creating an attractive, resilient and highquality environment and that these valuable resources can stimulate investment. By ensuring that development respects and enhances these assets the Strategy contributes to the creation of vibrant rural communities, attractive towns and villages and a resilient local economy. The operational policies set out in NH 1 - 8 and HE 1 - 14 will support the heritage strategy. Development proposals will also be assessed against the General Policies, Design and place-making Policies, and other relevant policies to ensure high-quality design, environmental protection, and alignment with place-making principles.

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PART 2 This Part sets out General Policies for all development, Design and Place-Making policies, along with a series of operational subject policies. The subject policies are grouped under the three pillars of sustainable development - social, economic and environmental.

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GENERAL POLICIES

General Policies Introduction

The General Policies are cross-cutting and are intended to support and complement the Strategic Policies and Spatial Growth Strategy. They address a range of issues relating to climate change, the infrastructure required to facilitate development, public safety and human health, and amenity. The General Policies apply to all development proposals, with the exception of the following minor proposals: - Householder Development (excluding any proposed development that would create a separate dwelling within the curtilage of the existing dwelling) (refer to Policy HOU 11 Householder Development); - Shopfronts, both new and alterations to same (refer to Policy DES 4 Shopfront Design); and - Advertisements (refer to Policy DES 5 The Control of Outdoor Advertisements). All development proposals (except those specified above) will be assessed against the General Policies and their criteria. The weight given to each criterion will be a matter of planning judgement, having regard to the nature, extent and context of the development proposal.

Policy Aims The strategic approach of the Local Development Plan (LDP) in relation to the General Policies is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out in the Strategic Planning Policy Statement (SPPS). • To positively contribute to climate change mitigation and to build resilience as we adapt to the longerterm effects of climate change; • To ensure new development has the infrastructure, including transport, water, wastewater and drainage, needed to facilitate its orderly completion and to effectively serve its needs into the future; • To ensure new development does not result in harm to people’s health and/or safety, including danger to life; • To secure and maintain acceptable levels of amenity for all existing and future occupants and users of buildings and land. The delivery of these policy aims will be facilitated through the operational policies outlined in the remainder of this section (GP 1 - 4).

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Policy GP 1

Mitigating and Adapting to Climate Change Planning permission will be granted for a development proposal45 where it is demonstrated that the following criteria, insofar as they are relevant to the proposal, are met: a) the development integrates suitable renewable and low carbon energy technologies, including microgeneration and the principles of Passive Solar Design (PSD); b) the development incorporates suitable tree planting, in accordance with Policy DES 3 Trees and Hedgerows; c) the development incorporates appropriate measures to conserve and enhance biodiversity; d) the development takes account of the efficient use of existing resources, including the re-use and/or adaptation of existing buildings and ground works; e) adequate and appropriate provision is made for the separation, storage and collection of recycling and other waste generated by the development or use; and f ) in areas which have historical evidence of surface water flooding, the design and layout incorporates suitable sustainable drainage systems (SuDS) to reduce the risk of flooding associated with surface water run-off. In all other areas, SuDS will be encouraged as the preferred drainage solution.

Justification and Amplification

As set out in Strategic Policy SP 1 Furthering Sustainable Development and Climate Change Resilience (in Part 1), the Council recognises climate change as one of the key challenges facing the Borough over the plan period and beyond, and that the LDP has a key role in delivering positive actions in response to climate change. In providing for new homes, jobs and infrastructure, the LDP can help shape and design places that have less of an impact on the climate and the environment than development in the past. The majority of buildings, particularly new houses, which will be built during the lifetime of the LDP, are likely to remain fixtures within our settlements and countryside for many decades. During this time natural resources, such as water and energy, could become less abundant and more expensive to provide/obtain. It is important therefore that the buildings and outside spaces that we are designing now are sustainable for the long term.

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Policy GP 1 focuses on how new development can positively contribute to climate change mitigation and to build resilience as we adapt to the longer-term effects of climate change. The criteria cover a range of common sustainable design measures that can apply to many types and scales of development. A key element of the policy is the requirement for new development to integrate renewable and low carbon technology, to support the transition to a low carbon future. The Council recognises that even small-scale projects provide a valuable contribution to significantly cutting greenhouse gas emissions and delivering other positive changes. The policy also recognises the importance of tree-planting and increasing tree cover across the Borough as both a long-term climate mitigation and adaptation measure as well as the role of new development in helping reverse the decline in biodiversity, which climate change is understood to be contributing to. In addition, the policy reflects the importance

See Introduction to General Policies Section for exceptions to Policy GP 1.

Local Development Plan 2035

placed on conserving limited resources and supporting a built environment that conserves, reuses and recycles as much as possible. Some of the requirements set out in the criteria, such as improving energy efficiency and treeplanting, could have direct benefits for residents, businesses and communities by reducing energy bills and providing a higher quality environment. It is acknowledged that not all the policy criteria will apply in all circumstances. With some development proposals there will be little or no opportunity to incorporate the range of sustainable design measures listed in the policy. Each development proposal will therefore be considered on its merits, depending on the nature, extent and context of the proposal. This is covered further in the policy Justification and Amplification, under various criteria. Policy GP 1 is one of a range of policies (both strategic and operational) across the LDP that contribute to furthering sustainable development and

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mitigating and adapting to the impacts of climate change longerterm. The justification and amplification for (Criterion a-f ) is set out below. Renewable and Low Carbon Energy Technology Facilitating and promoting the greater use and application of renewable and low carbon energy technologies, at various scales, is an integral component of the Council’s approach towards addressing climate change, a central challenge in furthering sustainable development. Such technologies will not only play an important part in achieving the ambitious ‘net zero’ carbon emission and renewable energy consumption targets46, but will also assist in diversifying our energy mix, minimising our energy requirements, and ensuring our energy supply is secure and resilient. To promote the use of renewable and low carbon energy, and enhance energy efficiency, development proposals will be required to integrate suitable renewable and low carbon energy technologies in their siting, design and layout (and through appropriate retrofitting of such technologies to existing buildings). This will include the incorporation of ‘microgeneration’ renewable and low carbon energy technologies, and the inclusion of complementary measures in the design of new buildings, such as the application of Passive Solar

Design (PSD) principles, in order to help achieve energy gains. Micro-generation is the smallscale production of heat and / or electricity47 from low or zero carbon energy sources. Such technologies48 offer energy efficient alternatives to traditional fossil fuel sources whilst allowing energy to be produced and consumed locally. Some forms of micro-generation development benefit from permitted development rights and therefore do not require planning permission. Whilst the installation of microgeneration equipment is promoted, concerns may arise with proposals that are located within or adjacent to the historic environment including Conservation Areas, Areas of Townscape or Village Character or are located on, or within, the curtilage of a Listed Building. It will be important that such proposals are sensitively designed and sited, and the potential impact on the character or appearance of the area / building is carefully considered. It is recommended that applicants refer to ‘Guidance on Setting and the Historic Environment’ (DfC, Feb 2018), or as amended, so that options to minimise or avoid the impact on the historic environment are considered early in the design process. The installation of microgeneration equipment on, or within the curtilage of a building which is listed for its special architectural merit or historic interest, may require an application for Listed Building Consent. Passive Solar Design (PSD) refers to the use of solar energy for the heating and cooling of buildings.

Using this approach, the building itself or some part of it will take advantage of the natural energy in materials and air created by exposure to the sun. Optimising use of natural heat and light through PSD can replace energy which would otherwise have been generated from traditional fuel sources. The potential benefits of PSD can only be realised through careful siting and layout, where sites are planned to enable good solar orientation to as many buildings as possible. Further advice on PSD is set out in the Best Practice Guidance to Planning Policy Statement 18 ‘Renewable Energy’ (DoE, 2009), or as amended. Some types of development, such as public sector, large-scale urban, or rural development (including individual dwellings), provide the greatest opportunity for maximising the benefits that can be derived from integrated renewable technology and low carbon and PSD. However, there is great potential to incorporate appropriate measures into the design of many different scales and types of development. As such, development proposals will be required to maximise opportunities to incorporate suitable renewable and low carbon technologies, where it is appropriate to the location (in accordance with Policy RLED 1) and feasible to do so. The incorporation of integrated renewable energy and principles of PSD should be embedded in development proposals from the earliest stage possible. PSD, for example, needs to be considered at the design stage as it effectively provides a one-off opportunity to save energy during the lifetime of a building.

46 The Climate Change Act (Northern Ireland) 2022 sets a target of at least 100% reduction in net zero greenhouse gas emissions by 2050 for Northern Ireland. The Northern Ireland Energy Strategy ‘The Path to Net Zero Energy’ 2021 (DfE) established a renewable electricity consumption target of 70% by 2030 however this was increased to 80% by 2030 by the Climate Change (Northern Ireland) Act 2022. 47 Production of heat (less than 45 kW capacity) and / or electricity (less than 50kW capacity) 48 Examples of microgeneration technology include air / water / ground source heat pumps, solar PV (photovoltaic), biomass, micro-CHP (combined heat and power), micro-wind and micro-hydro

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Tree Planting Trees and woodlands are an extremely valuable environmental resource that are a vital component in mitigating climate change through carbon storage, as well as helping adapt to climate change by, for example, reducing storm flow after rainfall and lowering temperatures, especially in urban areas. New tree planting can help offset some of the carbon load generated by new development and re-development proposals. In addition, trees provide many other benefits, as outlined in in the Justification and Amplification of Policy DES 3 Trees and Hedgerows. The Council will seek suitable new tree planting in all new built development, where feasible and appropriate, in line with Policy DES 3 Trees and Hedgerows (Criterion d). The use of native species planting is encouraged for all development proposals, however alternative species may be acceptable in public realm improvement schemes or other unique proposals where native species are not suitable. Rural sites for individual dwellings and other buildings, which generally tend to be larger than urban sites, should provide additional tree planting over and above that proposed along the site boundaries for integration purposes. This will help compensate for the additional carbon emissions typically generated as a result of development in the countryside, compared to development in urban areas, due to more frequent and longer vehicle journeys. Where on-site planting is not

possible due to the size of site, its characteristics or the impact upon biodiversity, the Council will encourage, where possible, trees to be planted at a suitable location outside the site. A Section 76 planning agreement may be required where the land is not owned or controlled by the applicant. The requirements in relation to GP 1, (Criterion b) should be read with Policy DES 3 Trees and Hedgerows and Policy DES 1, (Criterion g), along with associated guidance. Biodiversity Biodiversity is the variety of all living things, including every species of plant and animal. The benefits that we derive from it are critical to our survival and cannot be overstated. We depend on biodiversity for the very basics of life - clean air, water, shelter and food, which together support our health and well-being. A loss in biodiversity impacts on the availability of complex natural systems to function and to deliver the goods and services that we depend upon. High levels of biodiversity lead to greater system stability and resistance in the face of changes, such as climate variability and plant and animal diseases49. Northern Ireland is now one of the most nature-depleted countries in the world with 12% of assessed species threatened with extinction50. The Northern Ireland Biodiversity Strategy seeks to halt this loss of biodiversity and ecosystems services, furthermore, the Wildlife and Natural Environment Act (Northern Ireland) 2011 (WANE Act) places a statutory duty on every public

49 Valuing Nature, A Biodiversity Strategy for Northern Ireland to 2020 50 State of Nature 2023

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body to further the conservation of biodiversity. For the purposes of this policy the term ‘conservation’ is defined according to the WANE Act (Section 1(3)) to include the restoration or enhancement of a population of species of flora and fauna and the restoring and enhancing of a habitat. This supplements the commitment to protecting and enhancing biodiversity contained in the Northern Ireland Sustainable Development Strategy and aims to raise the profile and visibility of biodiversity as a natural part of decision-making in the public sector. Conserving biodiversity is fundamental to furthering sustainable development. Even the smallest development proposals can make a useful contribution to increasing biodiversity through quite modest and low-cost enhancements and building design features, such as bat and bird boxes and bird bricks. Larger developments are encouraged to incorporate more extensive wildlife friendly features as part of their overall design, such as green and brown roofs, which have the added advantages of capturing rainwater, combating surface water run-off and reducing the impact of flooding. All development proposals are required to complete a Biodiversity Checklist, unless the application is to be accompanied by an ecological assessment or survey (such as major and regionally significant development or proposals that require an Environmental Statement). The Checklist and any additional surveys or assessments will provide an existing baseline of

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information on the current level of biodiversity interest. Proposals will also be considered against the provisions of the relevant Natural Heritage Policies. Exceptionally, the benefits of a proposed development may outweigh the loss of biodiversity on the site. In these circumstances, appropriate mitigation and/or compensatory measures will be required. Any necessary avoidance or mitigation measures, in addition to the identification of opportunities for increasing biodiversity, should be carried out at an early stage in the preparation of the proposal and submitted with each application. Where biodiversity features cannot be accurately recorded either due to their removal or interference, all information available to the Council will be used to help inform the the Council of the biodiversity baseline before such interference had occurred. Resource Efficiency It is generally the case that a large proportion of the carbon emissions generated by new building works is during the production and transportation of construction materials. The reuse of existing buildings and materials reduces the carbon footprint of new development and its resultant impact on the environment and climate. It can also reduce cost to the developer and deliver other benefits, for example, the use of high-quality reclaimed materials can provide a better match with the existing building. The Council will therefore encourage the use or adaptation of existing buildings, structures and ground works to prolong their lifespan into the 51 52

future. Demolition (including part demolition) of such should be avoided as far as possible, particularly as the demolition itself requires additional energy. This will also help to support the preservation of non-listed locally important buildings and features. Where demolition is unavoidable, the demolition materials should be used on site (unless deemed hazardous)51. For example, natural stone could be reused in walls and natural slate in roofing.

waste into bins, prior to their collection at the public roadside by the Council or transfer offsite by other means. The waste storage area should be able to accommodate the full range of bins required and be separate from key circulation areas as well as cycle storage and parking provision. In mixed-use development, separate waste storage areas/facilities52 should be provided for any commercial uses and residential uses.

Measures to conserve water (e.g. efficiency fittings and rainwater/ greywater harvesting for recycling) are encouraged in new development.

Bin storage areas should be conveniently located and feel safe to use, to encourage recycling and help maintain a clean and tidy environment. The waste storage area should also be easily accessible to allow for easy movement of the bins to the collection point, but unobtrusive so as not to impact adversely on the appearance of the development and the surrounding area. This is particularly important in urban areas where the density of development is higher. It is also important that the waste storage area does not impact on the health and amenity of nearby occupants and that it is secure from scavenging pests, vandalism and unauthorised use.

Waste Storage and Collection All development proposals must provide adequate and appropriate means to store and collect waste from the site, as generated by the development or use, in the interests of protecting public health, amenity and the environment. This includes where existing waste storage and collection arrangements need to be reconfigured, for example to accommodate an extension to a building. Proposals that deal with the management of waste itself are assessed under the Waste Management Policies contained in Part 2. Key to a successful design solution for dealing with waste on site is considering the day-to-day use(s) and the functioning of buildings and outdoor space, as well as the operational needs of collection services. Both residential and commercial developments should include suitable space and/or facilities for the separation and storage of recycling and other

The design layout must allow for safe and efficient collection of waste, taking account of the size of collection vehicles, vehicle turning space requirements, reasonable walking and pulling distances for bins by users/operatives, slopes and interactions with users of the development and other people. Similar considerations may apply where collection vehicles need to enter a site (e.g. a commercial yard).

For example, where materials containing asbestos have been moved or disturbed. For example, an enclosed communal bin store in an apartment development.

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Development proposals that involve the storage and management of certain types of waste (such as industrial, mining and agricultural waste) may be subject to separate legislative requirements and licensing/ regulatory regimes. This includes the storage of hazardous waste. Where relevant, all development proposals should take account of best practice guidance in relation to the storage and management of waste, including advice for businesses in NetRegs Environmental Guidance (online) and NIEA Standing Advice (online) for development that may have an effect on the water environment (including groundwater and fisheries). Sustainable Drainage Sustainable Drainage Systems (SuDS) are designed to reduce the potential impact of new and existing development on surface water drainage and manage flood risk. SuDS aim to control run-off as close to its source as possible using a sequence of management practices and control structures designed to drain surface water in a more sustainable way than some conventional methods. SuDS slow the flow of intense rainfall and store water in both hard and soft landscape areas. In areas which have been identified with historical evidence of surface water flooding, within the Borough, the careful design and incorporation of SuDS into new and existing development schemes will help deliver effective drainage while at the same time avoiding increased flood risk downstream. The applicant will be required to demonstrate that they have considered the feasibility of SuDS as the preferred drainage solution.

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Areas susceptible to such flooding can be identified on DfI Strategic Flood Maps. In areas where there is a history of surface water flooding the application should be accompanied by a Drainage assessment (DA) in compliance with Policy FRD 3. In all other areas in the Borough, the Council will encourage SuDS to be incorporated in development proposals as the preferred drainage solution, where feasible, to manage surface water run-off sustainably. There is a wide range of hard and soft engineered sustainable drainage techniques, which can be applied, individually or in combination. Hard engineered SuDS may include permeable paving, oversized surface water sewers with flow control and attenuation tanks. Soft SuDS techniques can include swales (shallow drainage channels), ponds (water storage), wetlands and infiltration basins, green roofs and rainwater harvesting. A combination of techniques will often deliver the best results. This combination of drainage techniques, known as a ‘treatment train’, will be encouraged. The Council will encourage early engagement by the applicant and other relevant agencies and disciplines (e.g. architects, drainage engineers, landscape architects, ecologists) to inform the planning and design of a sustainable drainage system that is suitable for the particular characteristics of the site and its surroundings. Other considerations such as safety issues and long-term operational and maintenance arrangements should also be addressed at

an early stage. Proposals for SuDS can be discussed as part of a pre-application discussion (PAD) meeting. More detailed information on the general application of SuDS is contained in Appendix 12. All SuDS schemes will be required to be accompanied by an appropriate maintenance and management plan, demonstrating effective functionality over the life of the proposed development. It is recognised that SuDS may not always be a suitable mitigation measure. Where the inclusion of SuDS is not considered feasible, this must be clearly demonstrated by the applicant at the outset.

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Policy GP 2

Infrastructure Requirements for Development Planning permission will be granted for a development proposal53 that meets, where relevant, the following criteria: a) Transport: it has been demonstrated that the transport network is able, or will be adequately upgraded, to accommodate the traffic and other users that the development will generate, having considered its cumulative impact alongside relevant existing, approved and other planned development; b) Water, Wastewater and Drainage: the proposal includes suitable new or upgraded provision for all water, wastewater and drainage infrastructure needed to facilitate the development. In cases where mains wastewater infrastructure is not available or cannot be provided, the applicant will be required to provide a suitable non-mains wastewater arrangement (including management and maintenance provision) as part of the planning application. The applicant will be required to demonstrate that the proposal will not create or add to a pollution problem, nor have an unacceptable adverse impact on public health, amenity or the character of the area. In those areas identified as having a pollution risk, development relying on a non-mains wastewater arrangement shall only be permitted in exceptional circumstances and where appropriate mitigation measures have been agreed.

Justification and Amplification Policy GP 2 seeks to ensure new development has the infrastructure needed to facilitate its orderly completion and to effectively serve its needs into the future, with criteria (a and b) setting out requirements in relation to transport infrastructure and water, wastewater and drainage infrastructure respectively. Policy TUI 2 applies to other infrastructure proposals that require planning permission, that are not normally developer led. This includes public infrastructure projects and network expansion/ upgrade projects by utility operators. Transport Infrastructure Applicants will be required to demonstrate that the existing transport network (including road and active travel) is sufficient

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to accommodate the proposed development, or that it can be adequately upgraded to facilitate the orderly completion of the scheme and to serve its future needs in a safe and suitable manner. This includes the ability of the road network to facilitate construction works and the transportation of large loads, where applicable. Where land outside the control of the applicant is needed to accommodate the necessary infrastructure, this may require a Section 76 Planning Agreement between the Council and relevant parties/landowners. Where a proposal is considered likely to have significant transport implications, a Transport Assessment (TA) will be required (in accordance with Policy TRAN 6). This is to facilitate full assessment of the anticipated transport impacts that the development may cause or contribute to, such as on accessibility within the area, road

safety and traffic levels. The TA will be expected to include proposed measures to mitigate any adverse impacts, including any necessary infrastructural improvements. Infrastructural improvements should not be solely trafficfocused. Applicants will be expected to consider access to the development and, where appropriate, accessibility within and through it by a range of transport modes, and insofar as possible to include measures that enable and encourage journeys by means other than by private car (i.e. active and sustainable modes of travel)54. The aim shall be to reduce the impact of a development on the surrounding road network, and in doing so limit the need and resources required to increase road capacity and deliver additional safety features. A Travel Plan may be required as part of a Transport Assessment to explore this aspect more fully (refer to Policy TRAN 6).

See Introduction to General Policies Section for exceptions to Policy GP 2. Active and sustainable modes of travel involve walking, wheeling and cycling (i.e. active travel) and public transport respectively

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When considering the transport implications of a new development, account should be taken of existing development as well as other approved and planned development55 in the area, as deemed appropriate, to ensure that the potential cumulative impacts, both positive and negative, from these developments are fully considered. This can also help to inform the comprehensive planning of a wider area or zoning, in line with the requirements of Policy HOU 356, or for the purposes of formulating any other local development brief or master plan. The need for new or upgraded transport infrastructure may be identified in Key Site Requirements (KSRs) on Zonings identified in the Local Policies Plan, including for active travel and public transport infrastructure, where appropriate. The phasing of a development shall also take into account planned improvements to transport infrastructure or public transport services. New layouts and wider infrastructural improvements (such as the upgrade of local junctions) should be designed to give priority, where appropriate, to pedestrians, cyclists, wheelers and/or public transport. An appropriate level of parking should also be provided in line with Policy TRAN 7 Parking and Servicing Arrangements. Examples of infrastructure improvements used to facilitate new development include footway and cycle path connections, the incorporation of new bus routes or bus stops, road widening, realignment and junction 55

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improvements. Developers will be expected to pay for, or contribute to, the cost of infrastructure that would not have been necessary but for the development or which needs to be rescheduled to facilitate it. Water, Wastewater and Drainage Infrastructure New development must have suitable water supply, wastewater (i.e. sewage) and drainage services to serve its needs into the future. Applicants are encouraged to undertake a pre-development enquiry with NI Water (NIW) to ascertain the availability and capacity of mains infrastructure57. NIW will advise if the existing infrastructure can accommodate the proposed development and provide detail on the anticipated points of connection. Developers are encouraged to use sustainable drainage systems (SuDS), as the preferred drainage solution, in line with General Policy GP 1, (Criterion f). This will help reduce the amount of surface water overflow to public surface water sewers, which will help increase their capacity during storm events and reduce the risk of pollution of the water environment from intermittent overflow discharge from combined sewers (which carry foul wastewater and surface runoff water). In the interests of safeguarding public health, minimising pollution risk and protecting amenity, applicants will be expected to connect to mains wastewater infrastructure or, where necessary,

upgrade it (subject to NIW approval). Developers may be expected to pay for, or contribute to, the cost of infrastructure that would not have been necessary but for the development or which needs to be rescheduled to facilitate it. Where NIW highlight that local mains wastewater infrastructure is not available or has insufficient capacity to fully accommodate a proposal, early pre-application engagement with NIW is encouraged to discuss infrastructural options. On-site infrastructure such as a sewage pumping station may be required in the development, where there are level constraints, to enable connection to the wastewater network. Where land outside the control of the applicant is needed to accommodate the necessary infrastructure, this may require a Section 76 Planning Agreement between the Council and relevant parties/landowners. If it is not feasible to connect the proposed development to the mains sewer, then consent under the terms of the Water (Northern Ireland) Order 1999 will be required from Northern Ireland Environment Agency (NIEA), for the discharge of sewage (wastewater) effluent from a non-mains installation on site. The onus is on the applicant to obtain the consent to discharge from NIEA as well as meet planning requirements.

For the purposes of this policy, planned development may include: - other development proposals in the planning application process (with the weight to be attached to the proposal dependent on its stage in the process); - the future development of zoned land; and - other development planned in the area. Policy HOU 3 - Design Concept Statements, Concept Master Plans and Comprehensive Planning. Mains wastewater infrastructure includes the pipe network and treatment facilities.

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Any development relying on a nonmains wastewater system that is located within an area of pollution risk, as identified by NIEA, must demonstrate that any potential adverse impact is appropriately mitigated. The Council will expect the applicant to accommodate infrastructure (mains or nonmains) in a manner that maintains the character of the area and the quality of place, irrespective of the confines of the site. Where the arrangement would have a detrimental impact on the design quality of the scheme or the prevailing local character, by reason of its impact on the layout, then planning permission will normally be refused. This also applies to temporary arrangements, such as the use of a package wastewater plant until such times as the development can connect to mains services. Further guidance is contained in Appendix 2, for proposals relying on non-mains wastewater infrastructure. Applicants should also take account of relevant standing advice from NIEA in relation to proposed development that may have an effect on the water environment (available online).

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Policy GP 3

Public Safety and Human Health Planning permission will not be granted for a development proposal58 where it is demonstrated it will prejudice public safety or otherwise cause demonstrable harm to human health. Proposals shall include measures to ensure that any risk or other potential adverse impact has been adequately mitigated.

Justification and Amplification Development within certain areas of risk can result in harm to peoples’ health and/or safety, including danger to life. Damage caused to property can also have indirect negative impacts on the health and well-being of owners and occupants. As a result, the Council will seek to ensure that new development is carefully considered, and where appropriate, strictly controlled in areas where there is a known risk. These include areas in the vicinity of COMAH (Control of Major Accident Hazard) sites and major gas pipelines. Further detail on Hazardous Substances, the Control of Major Accident Hazards (COMAH), and Major Accident Hazard Pipelines can be found in Appendix 3. Policy GP 3 applies to development proposals where exposure to any hazards or sources of pollution, new or existing, would impact on public safety and human health. See Policy EP 1 where considerations relating to environmental pollution are primarily covered. Additionally, certain types of development may also directly or indirectly cause a risk to public safety59 and/or human health, by reason of their design, operation and/or proximity to other uses60.

Risks may include, for example, land instability or the release of harmful emissions. For the purposes of the policy, public safety includes road and other transport safety considerations, excluding proposals for access to a public road (see Policy TRAN 2) and access to a Protected Route (see Policy TRAN 3). When assessing applications, careful consideration will need to be paid to ensuring that public safety would not be undermined, and that the health of local communities would not be adversely impacted upon. Where a potentially unacceptable adverse impact is identified during the processing of an application, detailed reports/information are likely to be required to properly assess the impact/risk and to enable determination of the application. Consultation will be carried out with relevant authorities, where necessary. The applicant must demonstrate to the Council that any concerns in relation to public safety and/ or human health have been adequately addressed. In considering road and transport safety, the Council will have regard to the effect of the development proposal on the safe use and

operation of all forms of transport on land, on or over water or in the air, including the safe flow of traffic. This will include potential impacts such as glare from excessively bright, poorly aimed or positioned floodlighting61, or from a reflected light source, which can cause dazzle. This can have implications for transport users and pedestrians. The positioning, alignment and brightness of floodlighting, and potential related effects are therefore important considerations in determining such proposals. Development proposals should not cause an unsafe distraction to road users and other transport, or an obstruction to pedestrians, wheelers, cyclists or vehicles. Where development proposals may affect public roads or railways, early pre-application discussion should take place with DfI Roads and Translink respectively. Similarly, the applicant should engage early with relevant licensed operators of local civil airfields and appropriate bodies where a proposed development could represent a collision risk for lowflying aircraft or interfere with the proper operation of radar systems (for example a wind turbine or telecommunications mast). The safety and suitability of new road layouts will be

58 See Introduction to General Policies Section for exceptions to Policy GP 3. 59 Policy GP 3 covers public safety only. Some development proposals may also cause a risk to the safety of animals, such as livestock, where other relevant policies will apply. Blasting operations associated with minerals development is an example of this (as referred to in Policy MIN 1). 60 Issues specific to land contamination are covered by Policy EP 2 Land Contamination. 61 Considerations relating to the Floodlighting of Sports and Outdoor Recreational Facilities are primarily covered in Policy OSR 7.

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assessed against published regional guidance, including that proposed to serve new residential development62. Where a proposal fails to demonstrate that the potential risk or impact on public safety and/or human health can be adequately mitigated planning permission will be refused. For example, failure to provide road safety measures, such as a crash barrier. Where planning permission is granted for any development proposal, it does not infer that the site is free from instability and/ or other risks. The responsibility for safe development and secure occupancy of the site remains with the developer/landowner.

For guidance on the design of road layouts in new residential development, refer to ‘Creating Places - Achieving Quality in Residential Developments’ Design Guide (DOE/DfI, 2000).

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Policy GP 4 Amenity

Planning permission will not be granted for a development proposal63 where it would result in an unacceptable adverse impact on amenity. In assessing the impact on amenity, consideration will be given to the amenity of occupants and users of nearby buildings and land uses and, where appropriate, the amenity of occupants and users of the proposed development. The following ciriteria will be considered, where relevant: a) overlooking and loss of privacy; b) overshadowing, loss of light and dominance; c) loss of sufficient space for amenity; d) noise, odour and other forms of pollution; and e) any other disturbance or effect64. Proposals shall include measures to ensure that any potential adverse impact on amenity will be mitigated to an acceptable degree.

Justification and Amplification A key role of the planning system is to ensure that new development does not have an unacceptable adverse impact on the amenity of occupants and users of existing properties and land uses and that acceptable levels of amenity will be enjoyed by future occupants and/or users of the proposed development. This policy sets out the considerations that will be taken into account when assessing the amenity impacts from new development on its surrounding area (i.e. the area near and around the site) as well as the impacts on and within the development proposal itself. The focus of the policy is on safeguarding the amenity of living and working environments, and other land uses, where appropriate.

Amenity relates to the elements of a place that help to make it pleasant or enjoyable for individuals and communities, that should be protected or enhanced in the public interest. Amenity covers factors such as achieving and maintaining acceptable levels of privacy, protecting occupants from excessive noise and maintaining sufficient external space and light. Amenity can be impacted by a wide range of factors. The Council will seek to secure and maintain acceptable levels of amenity for all existing and future occupants and users of buildings and land. To this end, new development must have regard to its actual or potential impact on peoples’ living and working conditions as well as the use or operation of neighbouring

land or premises. A proposed development, use or activity can have both direct and indirect impacts on amenity. The basic question is not whether owners and occupiers of neighbouring properties would experience financial or other loss from a particular development, but whether the proposal would unacceptably affect amenity and the existing use of land and buildings that ought to be protected in the public interest. In all cases, the Council will apply the principles of good neighbourliness and fairness. Consideration should not only be given to the impact of individual developments on amenity but also to potential cumulative impacts, taking account of other development proposals in the area, alongside relevant existing,

63 See Introduction to General Policies Section for exceptions to Policy GP 4. 64 Other disturbances or effects may include vibration, shadow flicker, dust, litter, vermin and general disturbance as a result of the traffic generated by the development. Disturbance from noise and light are considered as forms of pollution.

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approved and other planned developments65. For the purposes of the policy, future occupants include those that will occupy the proposed development, as well as approved or other planned development nearby. This will also apply to existing buildings that lie vacant but have the potential to be reoccupied or replaced. Where appropriate, the Council will also support development proposals that can positively contribute to amenity, for example by improving air quality. The policy refers to a range of considerations that will be taken into account in the assessment of amenity, as follows: Overlooking/Privacy Careful design, layout and orientation are essential to ensure properties do not adversely affect the use or enjoyment of nearby buildings and any other uses. Development should not cause undue overlooking of properties, in particular, residential properties, nursing and residential care homes, schools and childcare facilities. In considering the potential impact on privacy, careful consideration should be given to the locational relationship

between buildings (particularly habitable rooms) and private amenity space, separation distances, level differences and intervening boundary treatment. For design guidance in relation to amenity issues associated with new residential development proposals, applicants will be expected to take account of ‘Creating Places - Achieving Quality in Residential Developments (DOE/ DfI 2000)’ - primarily Section 7. For development on sloping sites, an enhanced separation distance will be expected between residential units over and above that contained in prevailing guidance66, with a minimum increase in separation distance of 2 metres for every additional 1 metre difference in finished floor level. This applies to proposed dwellings that abut existing properties, as well as those within proposed schemes. Overshadowing/Loss of Light/ Dominance New development should be compatible with the local environs, with the design and layout enabling sufficient daylight and sunlight to penetrate into and between proposed buildings, while ensuring that surrounding land uses or properties are protected

from unacceptable overshadowing and dominance. In considering the potential impact on natural lighting, careful consideration should be given to the path of the sun in relation to buildings and external/amenity spaces, and amenity distances from existing trees and hedgerows and proposed new planting. Loss of Existing Amenity Space Where a development is proposed within existing amenity space, it should retain sufficient amenity space for any existing occupants, as well as provide sufficient external amenity space for proposed occupants. The space should provide a good standard of amenity that allows the residents to live comfortably including space for essential needs such as bin and cycle storage. The appropriate level of private amenity space will depend on the context and local character, as well as the overall design objectives for the proposal. The prevailing standards for minimum levels of private amenity space67 should also be taken into account, as appropriate. Pollution New development must also prevent any unacceptable adverse impacts on amenity caused by noise, light, water or airborne pollution68.

For the purposes of this policy, planned development may include: - other development proposals in the planning application process (with the weight to be attached to the proposal dependent on its stage in the process); - the future development of zoned land; and - other development planned in the area. 66 Creating Places - Achieving Quality in Residential Developments, Paragraph 7.15-7.17 (DOE/DfI 2000). 67 See ‘Creating Places - Achieving Quality in New Residential Developments (May 2000), Pages 51-54. 68 Forms of air pollution that may affect amenity include odour and fumes, as well as particulate matter such as smoke, soot and dust.

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Applicants should consider the impact of any existing sources of pollution when locating new development. New development that is sensitive to pollution would not be appropriate where existing sources of pollution cannot be satisfactorily mitigated, or where it would prejudice the viability of other important land uses by reasons of its sensitivity to pollution. Other Disturbances/Effects Certain development proposals may generate other potential disturbance (sometimes referred to as nuisance). These could be direct impacts such as dust or vibration, or indirect impacts such as attracting vermin and birds. Developers will be expected to adequately address any such potential impacts on occupants, neighbours and the wider community, or other affected land uses, to maintain a reasonable quality of life. The acceptability of any impact will depend on a range of factors including the nature and extent (including the magnitude and duration) of the amenity impact, its source and those affected by the impact (i.e. sensitive receptors such as the occupants of nearby residential properties). It is acknowledged that certain proposed developments will, by their very nature, have an adverse impact. For example, a waste management development may generate or add to odour, noise and other disturbance in the local area. Whilst such impacts can be managed, it is possible that the amenity of those visiting and working at such a use will be adversely affected to a degree.

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Consultation will be carried out with the Council’s Environmental Health Department and/or other consultees, where relevant, to help inform the assessment of impacts on amenity. Where planning permission is to be granted, conditions may be imposed to ensure that any impacts on amenity will be adequately mitigated. This may include restricting the hours of operation of a business or setting a noise limit which must not be exceeded.

PART 2: DRAFT PLAN STRATEGY // DESIGN AND PLACE-MAKING POLICIES

Introduction

Strategic Policy SP 2 Design and Place-making in Part 1 of the draft Plan Strategy, promotes good design and positive place-making to create attractive, inclusive and sustainable environments that enhance quality of life across the Borough. Good design can change lives, communities and places for the better. It can create more successful places to live, bring communities together and attract business investment. It can further sustainable development and encourage healthier living; promote accessibility and inclusivity; and contribute to how safe places are and feel. New buildings and their surroundings play a significant role in shaping the character and quality of a place. Through the definition of public spaces, streets and vistas, they establish the context for future development. The planning system has a positive role in creating successful places by influencing the type and quantum of development, as well as its scale, height, massing, layout, materials, design, location and the use of land, in not just the urban environment but also within rural areas. In accordance with the Strategic Planning Policy Statement (SPPS), the Council will seek to ensure that all new development contributes positively to its surroundings, reinforces local character, and creates safe, attractive and inclusive environments. The SPPS establishes good design as a core planning principle, recognising its importance in supporting the social, economic and environmental wellbeing of communities. This Plan Strategy gives effect to that regional direction through a suite of design policies that promote context responsive, place specific and people centred development. These policies also support the Council’s Community Plan in relation to creating safe and welcoming town centres, the importance of preserving and enhancing the Borough’s rich archaeological and built heritage and enhancing the quality of life of residents across the Borough.

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Design and Place-Making

With regard to design and place-making the Council will require that developers in preparing development proposals take account of the 10 qualities of urban stewardship and design set out in the ‘Living Places Urban Stewardship and Design Guide’ for Northern Ireland, and guidance contained within ‘Building on Tradition: a Sustainable Design Guide for the Northern Ireland Countryside’. The Design and Place-Making Policies apply to all development proposals, with the exception of the following minor proposals: - Householder Development, (excluding any proposed development that would create a separate dwelling within the curtilage of the existing dwelling (refer to Policy HOU 11 Householder Development); - Shopfronts, both new and alterations to same (refer to Policy DES 4 Shopfront Design); and - Advertisements (refer to Policy DES 5 The Control of Outdoor Advertisements.).

Pre-Application Discussions provide an opportunity for early consideration and engagement on design considerations and will generally produce better outcomes. In addition, the establishment of design review arrangements can also prove useful in supporting high standards of design in new development, particularly for major projects. The delivery of the Strategic Policy will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies, including Policy GP 1.

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Policy DES 1 Design Quality

Planning permission will be granted for a development proposal69 in a settlement that meets the following criteria, where relevant. The development proposal shall: a) be compatible with surrounding uses and not prejudice the development of adjacent lands; b) respect the site’s topography and surrounding context, maintain or enhance the visual amenity of the area through design that contributes to the character and local distinctiveness of the area, in terms of built form and the overall appearance of buildings, structures, landscaped and hard-surfaced areas; c) identify important features of the historic environment, landscape and the natural environment and ensure these are suitably integrated and protected within the design and layout, restored and enhanced where appropriate; d) provide an active frontage on to streets, roads and public spaces to enable informal surveillance and ensure vibrancy. In exceptional circumstances, where frontage development is not possible, a high quality architectural and/or landscape treatment will be required; e) provide, where appropriate, suitable open space that contributes to the design quality and functionality of the development; f ) foster inclusive design by ensuring that public spaces are accessible and useable by all; g) incorporate an appropriate hard and soft landscaping scheme; h) provide a movement pattern that supports active and sustainable travel, enables ease of movement for all users, provides good connections within the development and to the neighbouring area, incorporates traffic calming measures where appropriate, and respects existing public rights of way; i) ensure that adequate and appropriate parking is provided; j) make appropriate provision for any on-site infrastructure necessary to enable connection to digital services; and k) contribute to a safe and secure environment that deters crime and anti-social behaviour.

Justification and Amplification Policy DES 1 covers a range of design issues that are common to many types and different scales of development. It will apply to all development proposals within settlements and all residential development proposals in the countryside, with the exception of single dwellings in the countryside. Good quality design is essential to creating places, buildings and spaces that work well for everyone, look good and that will endure into the future. The Council will seek a high standard of design and place-making to ensure that our population centres flourish, which is fundamental to furthering the sustainable development of

the Borough as a whole. This can be achieved through quality design that positively fits with its context, creates attractive, vibrant, hospitable and safe places; supports sustainable communities through the promotion of accessibility, inclusivity, and health and well-being and that protects and enhances biodiversity. The planning, design and stewardship of new development and public space must be peoplecentred and place-specific to ensure that people will associate with them, use them to their full potential and care for them longterm. Each development proposal can positively contribute to making successful urban places and/or improving existing areas

characterised by previous poor design. An understanding and appreciation of the specific circumstances of the site and its local context, including how it has evolved over time, is fundamental to achieving a high standard of design that is the right fit for its location and that residents and communities can identify with. A thorough analysis of both the immediate and wider context will help inform a clear design concept. A quality design will come from achieving a balanced response to all the factors that influence a scheme. For certain types and scales of development, applicants will be required to submit a Design and Access Statement70.

69 See Introduction to Design and Place-making Section for exceptions to Policy DES 1. 70 In accordance with Planning (General Development Procedure) Order (Northern Ireland) 2015, Article 6; and Planning (Listed Buildings) Regulations (Northern Ireland) 2015, Regulation 4.

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Development proposals will be expected to take account of relevant supplementary guidance.71 Land Use and Comprehensive Development An initial assessment is required, as to whether the type of development is suitable for the site and compatible with the character of surrounding uses. The assessment will establish the main use in the surrounding area, the appropriateness of a diversity of uses and the desirability of introducing a development that may alter the balance of uses. Account should be taken of existing surrounding uses as well as other approved or planned uses72, as appropriate. If the proposed use is likely to alter the character of the local area adversely, it will normally be refused. Considerations relating to the protection of amenity, resulting from the proposal, are covered in General Policy GP 4 Amenity. Where a proposed scheme contains a mix of uses, the interrelationship between the different uses should cater well for all users and avoid any conflicts. Particular attention should be paid to parking arrangements (refer to Policy TRAN 7, Parking and Servicing Arrangements) and the access arrangements to upper floors, especially to residential accommodation. The Council will encourage complementary uses on any upper floors above ground floor shops, to help improve 71 72

the sustainability, vibrancy and economic resilience of our settlements. To ensure the efficient and sustainable development of our settlements, the design of the scheme should not compromise existing, approved or other planned development in its vicinity, or otherwise prejudice the comprehensive development of adjacent lands. The provision of safe access (including visibility) is often a key consideration. Where there is a concern, applicants may be asked to demonstrate, with sketch/road layouts, how their site can be successfully developed alongside the neighbouring site. The Council encourages a comprehensive approach to development/re-development and regeneration wherever possible, and the preparation of local development frameworks or master plans, to identify the full design potential for creating successful places. Piecemeal development is less likely to lead to the creation of cohesive neighbourhoods and urban centres. See Policy HOU 3 in respect of the comprehensive planning of housing areas and for the requirement to submit design concept information. Contextual Design Developers are expected to have regard to the site context and to draw inspiration from the special characteristics of the area in the scheme design. The design will be expected to make the most of the site’s characteristics, including important landscape features, as well as its wider setting. It should

also respond appropriately to development constraints, such as sloping ground and available space. The design should reinforce and evolve locally distinctive characteristics that are considered positive and attractive, rather than those that undermine the overall character of an area and its visual amenity.

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In the case of a residential development, a Design Concept Statement will be required in accordance with Policy HOU 3.

When taking account of the existing context and character of an area, there are many elements (i.e. individual characteristics) to consider, some of which may have a greater influence. These include: - the size, form and function of the settlement, and the location of the site within it; - the extent of the surrounding area; - the landform, including topography, and key views; - the landscape setting, including existing tree and hedgerow cover and other landscape and natural features; - historic environment features (built heritage and archaeology); - existing densities and layouts in the locality (i.e. street patterns and local grain); - movement patterns (roads, footpaths and other routes, including class of road); - plot sizes; - ratios of built form to outside space; - the spacing between buildings; - parking provision in the area;the building line along the street/road frontage(s); - the orientation of buildings;

This includes regional guidance ‘Living Places - An Urban Stewardship and Design Guide for Northern Ireland’ (DfI, 2014), unless amended or superseded, and relevant Conservation Area Design Guides. Planned uses/development may include: - other proposals in the planning application process (with the weight to be attached to the proposal dependent on its stage in the process); - the future development of zoned land; and - other uses/development planned in the area.

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- the scale, height and massing of buildings; - rooflines / roofscape; - architectural styles, including fenestration; - materials, finishes and other detailing; and - boundary treatments, means of enclosure and other structures. Opportunities to enhance the character and appearance of an area should be taken when drawing up schemes. An appropriate contextual design, in terms of the built form and appearance of buildings, structures, landscaped and hardsurfaced areas73, can be assessed under the following headings: Topography - Layout (incl. orientation and building line) - Density - Scale, Massing and Building Height - Architectural Style and Detailing (including Form, Proportions and Materials) - Local Distinctiveness Topography: Consideration should be given to how the development sits within the wider landform, having regard for any relevant landscape designations. Proposals must respect the existing natural landform as far as possible. Particular care is needed when preparing layout proposals on sloping sites in order to minimise the impact of differences in levels between adjoining properties, existing and approved, including 73

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those within the proposed scheme itself. The use of prominent retaining walls within and at the margins of sloping sites will not be an acceptable design solution. Where changes in ground levels between buildings are unavoidable, Council will generally expect these to be accommodated by the use of planted banks in between the properties. A specific building design may help to better respect the site topography, for example a split-level design solution. Layout (including Orientation and Building Line): Building design, the relationship between buildings, their relationship to street/routes and the spaces created around them will all strongly influence the character of the site and its surroundings and contribute significantly to the quality and identity of the built environment. Layout considerations should give greater emphasis to local character and a sense of place than to the road layout, whilst continuing to ensure that road safety is not compromised. Retaining an established and distinctive building line is an important way of maintaining the character of the area. Buildings should be located and orientated to front onto existing and proposed routes to present an attractive outlook. See (Criterion d) for considerations relating to Active Frontage as well as (Criterion g) for considerations relating to landscaping.

Density: The Council will seek to promote the efficient use of land within settlements, but it is important that development proposals achieve a density and overall design that is appropriate to their context and sympathetic to the prevailing character, environmental quality and local amenity, thus avoiding town cramming. The intensity of development should be in keeping with surrounding uses. The site characteristics, the need to protect existing site features and the requirements of other LDP policies (e.g. public open space provision) will all influence an appropriate development density. A higher density of development will be encouraged in city and town centres (e.g. apartments above commercial use) and in other locations that benefit from high accessibility to public transport facilities, subject to satisfying other relevant policies. On large residential sites and mixed-use developments, a range of densities and associated building forms (and house-types) will be required to enhance quality and sustainability. For development on greenfield sites, a transitional density will normally be required to ensure an appropriate interface between the built-up area of the settlement and the surrounding rural hinterland. In all cases however the overdevelopment of sites will not be acceptable. Scale, Massing and Building Height: The size and massing of the development should respect its surroundings, particularly in prominent and visually sensitive locations. If the design of a

In relation to (Criterion b), built form refers to the three-dimensional shape and arrangement of buildings and the spaces they define, including the location and layout of development within the site, density, scale, massing, height and levels. The appearance refers also to additional considerations in relation to the design of buildings, structures and associated elements such as architectural style, proportions, materials and other detailing, including hard and soft landscaping.

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New development is expected to respect the prevailing building height within existing urban areas. Exceptionally, consideration may be given to development proposals greater than this height where it is demonstrated through the submission of contextual drawings/concept information that the development is of a high-quality design that can be successfully integrated into its setting without being unduly overbearing, obtrusive or cause an unacceptable impact on the amenity of neighbours. Taller buildings can act as landmarks in the right location. The relationship between building height and street width is important for creating a strong urban structure. Architectural Style and Detailing (including Form, Proportions and Materials): Coherence and identity in the design can be created by following the best local traditions of form, proportions materials and detailing. A variety of designs and/ or materials may be necessary to reflect neighbouring development in different parts of the site, for example, where it has a frontage on to two existing streets. Roof design should have regard to the scale and roof form of surrounding buildings and use materials that complement these. The wider roofscape can be an important characteristic of a built-up area, particularly where it is visible from elevated vantages points. 74

The choice of materials and finishes may be influenced by considerations other than visual74, however the primary consideration should be that they respect the context and complement the overall design. They should also contribute to visual appeal helping to create or reinforce local identity and local distinctiveness. The development proposal should be thoughtfully designed to complement the character of the area and enhance the overall sense of place. It is recognised that innovative design and layouts can achieve greater energy efficiency, including maximising passive solar gain as a sustainable design measure. High quality contemporary and innovative design using modern materials will be welcomed where it makes a positive contribution to its setting. Boundary treatment within residential development shall be assessed in Policy HOU 4 Quality in Residential Development, (Criterion c). Boundary treatment, including means of enclosure, can also have a significant effect on the quality and character of non-residential development. It is therefore important that it is designed and sited to complement its setting and, where appropriate, the overall scheme. Appropriate hedge planting and well-designed walls and/or railings should be used as much as possible. Close-boarded fencing will be resisted in non-residential development on boundaries that have an aspect onto a street/road, footpath, cycleway or public space (where the elevation faces onto, including where it is angled and/or positioned back from the edge of).

Where metal security fencing is considered necessary, paladin fencing (i.e. rigid mesh fencing) should be used rather than heavier palisade fencing. Planting alongside the fencing will contribute to the greening of the urban environment.

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new building is incongruous or excessively large in relation to surrounding development, then the proposal will not normally be permitted.

Local Distinctiveness: New development should seek to create or reinforce a sense of place, by including distinctive design elements that set it apart from other places, but that is sympathetic to its context. This is particularly important in the case of residential development so as to avoid development that is generic in style and/or homogenous in character. Good design is about reflecting or enhancing the best local characteristics and design traditions and improving the appearance of the area, rather than replicating design elements that undermine the visual amenity and character of an area or repeat what has become the norm. Careful attention should be paid to elevational treatment, particularly in highly visible locations; the impact of projections; the treatment of corner sites; the quality of routes, vistas and approaches within the development, as well as views to and from the proposal; and overall detailing. New development should provide a sense of arrival and good first impression along frontages, at entrances and key nodes, as well as at gateways to the settlement. Many of our villages and small settlements display an essentially rural character, and development proposals in such locations should reflect this in their design, layout and detailing. Where a settlement

For example, the need to incorporate inclusive design principles or for sustainability reasons (energy efficiency).

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comprises more than one node, the development should normally reflect the prevailing character of the immediate node where the site is located, particularly where it has a distinct character.

will be expected to have regard to the pattern of development in the area, in terms of building form, massing, height and design features, unless the Local Policies Plan specifies otherwise.

Development proposals should create or contribute to a positive character and identity, particularly where limited positive characteristics exist. Examples of how new design can achieve this include:

Some of our urban centres are designated as Conservation Areas or Areas of Townscape/Village Character and contain many of our listed buildings. The design will need to be sympathetic to these important townscape assets and accord with relevant Historic Environment Policies. The design of shopfronts and advertisements is also an important complementary element of design and place-making in our settlements (see Policies DES 4 and 5 respectively).

i) replicating distinctive local grain (development blocks and plots); ii) by incorporating recognisable social spaces, landmark buildings and distinctive landscape design; iii) accommodating distinctive uses; iv) integrating important or pleasant views (within the scheme or to the surrounding area); and v) adding interesting details and expressions of craftsmanship that reflect best local traditions. Additional Considerations Applicants should give regard to the additional considerations set out below when preparing their scheme design. These include guidance on a range of contexts and forms of development. Urban Centres: Our urban centres, defined or not, tend to be the historic core of our settlements. Most are characterised by a traditional main street where most economic activity is concentrated. New development in such areas will normally comprise infill or brownfield sites, or redevelopment opportunity sites. Regardless of the type of site, new development 144

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Infill Sites: Infill sites in urban areas raise specific challenges, both in respecting the character and pattern of the existing development in the area, and in achieving access, parking and, where relevant, garden/residential amenity standards. Where a site is part of an existing builtup area and street scene, the applicant should demonstrate how the proposal will fit into the existing development pattern in terms of plot size, density (extent of building), building scale, form, ridge height, building line, orientation, spacing between buildings and elevations. Plots must be sufficiently wide to site buildings of an appropriate frontage width and provide adequate visual separation. Development on narrow infill sites should respect the established building line. Where an increase in the intensity of accommodation is proposed, consideration must be given to the visual impact of siting additional parking.

Backland Development: Backland development relates to development located to the rear of existing development. It can provide a very useful land resource, however this needs to be balanced against the impact that such development could have on the character, environmental quality and the residential amenity of the local area. The insertion of accesses to serve land to the rear can greatly disrupt a street scene and/or affect adjoining properties through noise or disturbance of traffic movements. The creation of multiple new access points in the existing road frontage will be discouraged. Existing access positions should be used where possible. Plot depths of less than 80 metres are unlikely to be acceptable, except where the existing urban grain is very urban in character and it can be demonstrated that the proposal will not have an overlooking, overshadowing or overbearing impact on existing properties. Accesses and parking serving backland sites must be sufficiently separated and or screened from existing development so as not to adversely affect these properties through noise or visual intrusion. The scale and massing of new housing in backland areas should not exceed that of the existing dwellings fronting the surrounding streets. Tandem development, which typically consists of one dwelling immediately behind another and sharing the same access, will not normally be acceptable because of the difficulties of access to the dwelling at the back and the adverse impact on amenity suffered by the dwelling at the front, through noise disturbance and loss of privacy.

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Edge of Settlement: Development that abuts the settlement edge will be expected to present a sympathetic transition between the built-up area and the countryside, having particular regard for critical views of the development along approach roads. Buffer planting over and above screen planting will normally be required. See relevant (Criterion g). Extensions and Alterations to Existing Buildings: Proposals to extend, alter or refurbish a building should be sympathetic to the built form and appearance of the existing building and its surroundings, in terms of scale, massing and overall design, including materials and finishes, as well as the positioning of the extension or installation75. The degree of sensitivity required will depend on the quality and significance of the building within the wider urban area. Dominant or incongruous extensions and alterations to existing buildings should be avoided. Where this relates to householder development proposals, Policy HOU 11 will apply. Equally, the Council will need to be satisfied that the cumulative impact of small changes over time, will not adversely affect the character and appearance of the individual buildings, as well as their 75 76 77

surrounding area. Alterations (including installations) should not contribute to clutter on the building’s elevations. Other Works: Other works76 more often tend to have a functional purpose, and their design and scale can be difficult to integrate into a scheme77. Consideration should be given to how the visual impact of the works can be minimised in the interests of maintaining wider visual amenity and local character. Some works however can positively contribute to placemaking, e.g. street furniture, and should be designed to complement and enhance the character and appearance of the site and its surroundings. The design and layout should minimise the visual impact of essential service infrastructure, such as electricity sub-stations and wastewater pumping stations, as far as possible. Areas of outside storage, including bin storage, delivery areas, fuel tanks and other ancillary elements e.g. equipment cabinets, should be adequately screened from public view. In the case of residential development, bin and cycle storage should not normally be sited forward of any elevation that faces the public road. The importance of landscaping in creating an attractive built environment is addressed further in (Criterion g).

See also (Criterion i) in relation to the design of parking.

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Great care will be needed in ensuring that the individual or cumulative effects of infill or backland development do not significantly erode the character and amenity of existing areas, for example through inappropriate design or overdevelopment.

Competing Considerations/Other Policy Requirements: It is acknowledged that certain types of development, by reason of their function, design and/ or operational needs, tend to offer limited place-making and enhancement potential. Such development may also be restricted in where it can be sited. Examples of such development include wastewater treatment works, telecommunications masts and waste management facilities. In such cases, it can be a matter of limiting the visual impact of the development, where possible, so as to maintain the character and visual amenity of the area. Landscaping may be an important measure in terms of screening the development, particularly where the site has a road/street frontage. Suitable landscaping proposals may be required under (Criterion g). In such cases, other policy requirements, including those in relation to design, may be afforded greater weight over Policy DES 1. Historic Environment, Landscape and Natural Environment Features Proposals must respect individual characteristics and features that make an important contribution to the setting, environmental quality and character of the site. These include: - the historic environment (i.e. built and archaeological heritage assets);

This may include, for example, solar panels, satellite dishes, lighting fixtures and an ATM machine. Either within an existing site or an ancillary element of a new development. For example, the erection of a canopy, sports stop-nets, floodlighting and other stanchions, ground-level solar panels, the laying of hardstanding, access arrangements, driveways and other site works (including infilling).

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- other buildings and features that are of historic or local interest and that will contribute positively to new development; - landscape features such as landform, rivers, streams, ponds, trees, woodlands and hedgerows; and - other natural environment features that contribute to wider habitat, green and blue infrastructure and visual amenity. It is important that proposals respect individual characteristics and features that make an important contribution to the setting, environmental quality and character of the site and that they positively integrate these ‘assets’ into the development. Features of the historic environment, landscape and natural environment can make a development distinctive and provide landmarks that enhance its quality of place and aid navigation. It is important that these ‘assets’ are retained and integrated into the development. Integrating existing and incorporating new natural and landscape features into a multifunctional network can support biodiversity and sustainable water management, help address climate change mitigation and resilience, as well as promote health and well-being. Proposals should identify the features of the site by way of an initial site appraisal/survey and, where appropriate, integrate, protect and enhance them in a suitable manner. The retained features, including views of,

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should add to the quality of the development. Proposals will be expected to accord with relevant Historic Environment, Landscape and Natural Heritage Policies.

sections of inactive frontage are unavoidable, for example along the side of garden areas, these should be overlooked by surrounding buildings with an active frontage.

Through good quality design, the Council will seek, where appropriate, the repair, restoration and/or enhancement of damaged or deteriorated environments and townscape, particularly that of historic and amenity value.

Exceptionally, where it is demonstrated that frontage development is not possible, a zhigh quality architectural and/ or landscape treatment will be required that is appropriate to the site and associated development as well as the character of the area, with due regard for community safety. Development may be able to back or side on to the public road (depending on the context and overall design) where the site is well-screened by existing trees and/or hedging along its road frontage and this vegetation is to be retained.

Active Frontage For a development to make a positive contribution to its setting and to overall place-making, it should normally be outward looking, and it should provide an active frontage78 Large sections of blank wall or other inactive facade on to adjoining streets, routes and public spaces to bring life to the street scene and to maximise surveillance, which is particularly important within town centres. Active internal uses and main habitable rooms, including primary entrances, should be located along frontages. Large sections of blank wall or other inactive facade79 should be avoided, as should other significant gaps in the built-up street frontage, as these can reduce the potential for surveillance and detract from the streetscape. A high boundary wall or fence forward of a building frontage, particularly along the street edge, can have a similar effect and will normally be discouraged. New streets and routes should be overlooked by adjoining buildings as far as possible. Where

Internal ground level or semibasement parking within a building can create a dead, even hostile, frontage at street level, particularly where elevations comprise large sections of ventilation grilles and/or louvres. Integral garages at ground floor level can have a similar effect. These arrangements will be unacceptable in a street setting. Similar parking arrangements in other locations, such as within commercial property, will be considered on their merits. Particular care will be needed in the design of corner sites. These sites tend to be visually prominent, with two frontages. Buildings on these sites can act as landmarks. They can potentially have more than one main entrance to different parts of the building. They can also provide an

A building or wider street frontage with openings that generates interest, activity and visual engagement between the building interior(s) and the outside space, as well as enhance the safety and security of the area through natural (informal) surveillance. Openings include main entrance door(s), windows on ground and upper floors as well as balconies. An inactive façade includes those with windows that people cannot see out from or into the building, for example, those with frosted glazing.

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Where a development faces on to two roads it should have active frontage on to both (i.e. dual frontage). However, its emphasis should normally be on to the priority road, including its main front door entrance, and designed to respect or enhance the prevailing character along the same road. Building frontages should be designed as a coherent composition, with careful attention to the location and design of boundary treatment adjacent and to the front of properties. It is important that informal surveillance is not impeded by hard and soft landscaping. Open Space in New Development New development should, where appropriate, incorporate existing or provide suitable new open space as an integral part of the scheme, to contribute to the quality of the development and the needs of its users. This can include social interaction, recreation, rest, biodiversity and greening, as well as shared use. In addition to residential development80, open space, over and above site landscaping, can positively contribute to nonresidential development and wider place-making, the environment, as well as health and well-being. Even a small area of open/ communal space within a scheme can provide benefits. For example, it can create places for staff to

get fresh air and unwind during a break or a place for visitors or users to enjoy. It is recognised however that not all proposals will be suited to accommodating such space. This could be due to how the site will be used, its location or other constraints such as the level of building works already existing on site. The open space should relate well to the function, setting, appearance and accessibility of the development and its surroundings. The landscaping of the space should accord with Policy (Criterion g). Examples of where open space would generally be appropriate in non-residential development, include developments that generate significant users or visitors, such as publicly accessible facilities, including health, education and community uses, tourism development as well as major multi-unit retail development81. Environmental improvement schemes and junction upgrades, particularly in urban centres, may also provide opportunities to create space for new public realm. Inclusive Places An inclusive design will reflect the diversity of people who wish to use it and ensure that any public and communal amenity spaces are accessible and useable by everyone in an equitable manner. Such spaces should be welcoming to all, with no actual or perceived barriers that would create undue effort, separation or

special treatment for any users. An ageing population adds further importance to such considerations, in terms of designing age-friendly development and public realm. The Council also recognises the importance of child-friendly neighbourhoods in our built environment, particularly in relation to safe and accessible play space.

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opportunity for mixed-use, in the right location.

A well-designed public space will be able to accommodate people with different needs who want to visit and use the space. It must therefore be easy to get to for people of all mobilities, as well as move through. It must also feel safe and comfortable and engage users. An inclusive public space will relate well to surrounding uses/development. It is important to identify barriers to inclusion as early as possible within the design process so that quality design can overcome them. In addition to wheelchair users and people with mobility issues, it is important to understand the barriers faced by others, including those with learning difficulties and sensory impairments. Hard and Soft Landscaping The quality of spaces around buildings is as important as the buildings themselves. A well thought out landscaping scheme, including the provision of open spaces, will improve the quality of the built environment and its appeal for its users. It can help integrate the development into the established character of the area; provide an attractive setting for buildings; provide privacy through

80 See Policy OSR 1 - Protection and Provision of Open Space. Policy OSR 2 - Public Open Space in New Residential Development; and Policy HOU 4 - Quality in Residential Development, (Criterion a) covers requirements for public and private open space, (including landscaped areas) in new residential development. 81 Retail development that is classed as Major Development as defined in the Planning (Development Management) Regulations. Multi-unit consists of two or more units.

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screening; create useable spaces for people to enjoy; create valuable wildlife habitats; and contribute to climate resilience. Landscape design covers the layout, design and treatment of all outdoor space and features around and between buildings, including ground surfaces, boundary treatment, means of enclosure and planting. The landscape design needs to be considered at an early stage as part of the overall scheme, taking account of existing landscape features. It should not only focus on how the outdoor environment looks but on how it functions, as well as the benefits it can deliver. Public spaces should be versatile in the activities and uses they can accommodate to ensure their longterm appeal. The landscaping scheme, including choice of materials, should complement and enhance the development. These should suit the intended use, as well as the scale, character, topography and context of the development. The different landscaping elements should form part of an overall co-ordinated scheme that unifies the development. The landscaping should not impede informal surveillance, accessibility or road visibility. The choice of materials will also need to take into account inclusive design principles, to ensure that they promote equal access for all. The Council places particular importance on the greening of the built environment to raise design quality and assist in the promotion of biodiversity. New development will be expected to incorporate planted boundaries as much as possible, to soften

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the visual impact of development and to assist in its integration with the surrounding area. A hierarchy of different types of planting should be considered depending on the nature and scale of development and the spaces within, including street trees, garden trees, specimen trees, hedgerows and other amenity planting. The use of native species will be encouraged as much as possible to support biodiversity. However alternative species may be considered acceptable in public realm improvement schemes or other unique proposals where native species are not suitable. Innovative design measures such as green roofs and green walls will also be encouraged in appropriate locations. The level of hard surfacing should not be excessive, such that it dominates and detracts from the development and its surroundings. Areas of hard surfacing should be broken up with green areas and/or planting as much as possible. A landscaped belt/buffer planting may be necessary to help assimilate and soften the impact of a development along approach roads and from other critical views. This will normally be required along the inside edge of settlements at its interface with the countryside, at a depth of 8-10 metres. It may also be necessary to screen a development from sensitive areas or provide a buffer between the development and other sensitive receptors to safeguard amenity.

It is important that our outdoor spaces are well looked after, to ensure they endure into the future. Landscaping details should be accompanied by appropriate long-term management and maintenance arrangements for the outdoor spaces and planting, including who will have responsibility for such. Details of Hard and Soft Landscaping Where relevant, planning applications for new development should be accompanied by a suitable scheme for the design and landscaping of all external spaces, features and means of enclosure, including public realm, as appropriate. The details should normally include: • an initial site appraisal/survey and evaluation of existing landscape features including location of trees and hedgerows, species type, spread of canopy, height, condition, age, ultimate size and existing levels; • a landscape design based on the findings of the evaluation, with full details of existing landscape features to be retained as well as new hard and soft landscaping (including materials), including means of enclosure, boundary treatment, surface treatment, hard standings, pathways, the layout and design of public space (including play space), other ground works and structures, proposed levels and a planting schedule (including species, varieties and numbers/density of plants); • details of tree/hedgerow protection measures during the demolition and construction period (in line with Policy DES 3, Criterion c); and

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Movement New development will be expected to create and enhance opportunities for active and sustainable travel, with priority given to walking, wheeling, cycling and public transport movements over other vehicles, as far as possible. Appropriate design measures to encourage access to the site and the wider movement of people by active and sustainable modes should be incorporated, particularly in urban locations. There will, however, be circumstances where a site is already served by a range of transport means. Measures to encourage sustainable and efficient movement of people can take the form of new or improved pedestrian and cycle routes, incorporating parking and changing facilities for cyclists as well as layouts that maximise access to public transport. Applicants will be encouraged to engage with public transport providers at early design stage, in relation to this, particularly for Major Developments82. Such

measures will assist in creating a more sustainable and appealing built environment. Development proposals should provide or contribute to a permeable and legible network of routes83, that is easy to move around and navigate for all users, especially for people that are less mobile, as well as the partially sighted, the blind and people with dementia, for whom clear wayfinding plays a part in encouraging interaction and reducing isolation. This is also very important for the efficient movement of emergency vehicles. A successful development will provide good connections through the site, where appropriate, as well as to the surrounding area, building on or improving the existing path/transport network and green infrastructure. Street networks in settlements should offer route choice as far as possible and maximise the number of good active travel connections between neighbourhoods and to public transport, local services and amenities. Cars are likely to be used less often if the routes to such destinations are convenient, direct and that feel safe and comfortable for pedestrians, wheelers and cyclists. New active travel routes should follow along existing or potential desire lines where possible. Proposals that fail to provide connections to the surrounding area that are deemed logical and necessary by Council will normally be refused.

This includes connections to existing development, as well as other approved and/or planned development (e.g. a new school).

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• a Landscape Management and Maintenance Plan detailing appropriate arrangements for establishment maintenance (normally for the first 12 months after planting is completed) and on-going long-term management thereafter. This should cover all hard and soft landscaping in communal and public areas.

Opportunities to address poor connectivity as a result of past development should be taken. This includes improving ease of movement in established areas to key local destinations. Layouts should be designed so that vehicular movements do not impede active modes of travel or have undue prominence in the public realm, where possible. Sustainable and efficient movement considerations should be designed in from the outset, as future adaptation to accommodate active travel routes and bus accessibility will be difficult, if not impossible. This also includes consideration of how best to design-in appropriate traffic speeds, rather than adding in traffic calming measures at the end of the design process. The Council has a duty to assert, protect and keep open public rights of way84. Proposals should respect the integrity and function of existing public rights of way in the interests of connectivity, community recreation and access to nature, as well as preserving links to the past. Where a proposal would affect a public right of way, including where it would propose to link into it, early discussion with the Council’s Countryside Officer and Planning Department is recommended. The diversion or

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As defined in the Planning (Development Management) Regulations. A permeable layout is one that is well-connected with a choice of routes through it and, where appropriate, a number of access points to the development. A legible layout is one that is easy for people to understand and find their way around. 84 Article 3 of the Access to the Countryside (Northern Ireland) Order 1983. A Public Right of Way (PROW) is a highway (other than a road or any other way that is maintained by a Government Department) which any member of the public may use as a right. Other non-asserted PROWs may exist across the Borough. Note: The Council will often need to assert a path as a public right of way before it can take action to protect the path, or to allow the route to be signposted, improved and promoted.

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extinguishment of a Public Right of Way would be subject to a separate legal process. Parking Development proposals will be required to provide adequate and appropriate provision for car, cycle and/or other necessary parking. Applicants will be expected to take account of the Department’s published Parking Standards unless a reduced level of parking is deemed appropriate as assessed under Policy TRAN 7 Parking and Servicing Arrangements. The incorporation of electric vehicle charging points to serve the needs of occupants and visitors/users will also be encouraged. The integration of parking provision within new development must be guided by the key elements of good design and place-making. All parking should be thoughtfully designed in relation to the characteristics of the site and its context, convenient for users and located to enable informal surveillance. It should be carefully integrated into the design and layout so as not to dominate the street scene and/or detract from the sense of place. Large expanses of uninterrupted car parking, particularly that located to the front of new development should be broken up into smaller areas and softened with planting. Digital Services Infrastructure A reliable internet connection is now widely accepted as an essential service for businesses and wider society and that contributes to a good standard of living. The Council supports the

expansion and provision of high-speed broadband technology in all parts of the borough, as an acceptable minimum level of service. Where appropriate, new built development is expected to make provision for any on-site infrastructure needed to support future connection to high-speed digital services. Where these services need to be provided to a development by means of fibre optic cabling, laid underground, the developer will be expected to provide ducting, external to buildings, to enable linking up with in-building infrastructure (that is required by current Building Control Regulations85). In some cases, it may also be necessary that suitable space is incorporated within a layout to accommodate above ground equipment housing (subject to the requirements of service providers). Such measures will help enable efficient connection of the development to digital services in the future that avoids the visual impact and disturbance caused by retrofitting. Housing developments in particular will benefit from this provision. The developer is encouraged to liaise with available service providers at an early stage to discuss requirements which may affect the scheme design, including co-ordination during construction stage. Safe and Secure Environment Well-designed new development creates the right conditions for people to feel safe and secure, by designing out opportunities for crime and anti-social behaviour.

Key to this is considering how the layout and design can maximise informal surveillance86 from buildings and passers-by. Public areas, including open spaces, pedestrian routes and cycle linkages, should be located and designed to maximise their visibility from buildings and outdoor spaces. These spaces and routes should feel safe for users but also for people who occupy and visit the buildings around them. They should be visually open, well lit, and overlooked by the fronts of adjoining buildings, or allow for other informal surveillance where this is not possible. Private communal space should be similarly treated. The requirement to provide active frontage onto streets and publicly accessible routes and spaces in urban areas, in (Criterion d), will help to achieve this. Recessed areas and narrow, potentially unfrequented or unsupervised routes should be avoided, including shared accesses to the rear of dwellings. Access routes to buildings should be as direct as possible from the street, with front entrances facing towards or visible from the street, where possible. Parking areas (including cycle parking) should also be welllocated in relation to and visible from surrounding buildings. Suitable lighting of routes and public/communal space should be considered from the outset of the design process, where the use of the space wants to be encouraged during the hours of darkness.

85 Technical Booklet M (comprising regulations 77A and 77B) of the Northern Ireland Building Regulations, which sets out the requirements for physical infrastructure for high-speed electronic communications networks, came into effect on 1 January 2017. 86 Sometimes referred to as natural or passive surveillance.

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Rural Design and Character in the Countryside Planning permission will be granted for a development proposal in the countryside where it integrates into its setting, it does not cause a detrimental change to, or further erode the rural character of an area, is appropriately designed and does not mar the distinction between a settlement and the surrounding countryside or result in urban sprawl.

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Policy DES 2

A development proposal will be acceptable where: a) it does not result in a prominent or obtrusive feature in the landscape; b) the site provides a suitable degree of enclosure and has the capacity to absorb the development into its surroundings without the need to rely primarily on substantial new landscaping or earthworks for integration; c) it is sited to blend with the landform, existing trees, buildings, slopes and other natural features which provide a backdrop; d) the overall design is appropriate to the site and its surroundings; e) it does not result in a suburban style build-up of development in the area when viewed with existing and approved buildings; f ) it respects the traditional pattern of settlement exhibited in the area; g) it does not create or add to a ribbon of development; h) it does not mar the distinction between a settlement and the surrounding countryside or result in urban sprawl; and i) it incorporates an appropriate hard and soft landscaping scheme. In addition, where appropriate, development proposals for non-residential uses shall: j) be compatible with surrounding land uses; k) provide a movement pattern that, insofar as possible, supports active travel, meets the needs of people whose mobility is impaired, respects existing public rights of way and provides adequate and convenient access to public transport; and l) be designed to deter crime and promote personal safety.

Justification and Amplification A significant portion of the Borough is rural, which is of important value in terms of landscape character, nature conservation and biodiversity, built heritage and is a key resource for tourism and recreation. Council recognises the importance of the countryside and will seek to manage development in a sustainable manner which strikes a balance between protection of the environment from inappropriate development, while supporting and sustaining rural communities. Given the value of the rural countryside, the aim is to promote

high standards in the design, siting and landscaping of development in the countryside. All proposals for development in the countryside must be sited and designed to integrate sympathetically with their surroundings, including the natural topography, respect the rural character of the locality and meet other relevant planning and environmental considerations. This policy applies to all development proposals in the countryside requiring planning permission, including new buildings and all associated ancillary works.

All development proposals in the countryside must also take account all supplementary planning guidance including - ‘Building on Tradition: A Sustainable Design Guide for the Northern Ireland Countryside’. Visual Integration Care should be exercised when designing new development in the countryside and in site selection, to ensure that new development can integrate into its surroundings and thereby protect the visual amenity and character of the countryside. The determination of whether new development visually integrates into the surrounding landscape is not a

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test of invisibility, it requires an assessment of the extent to which the development of the proposed site will blend in as unobtrusively as possible with its immediate and wider surroundings. In assessing whether a proposed development would appear as a prominent or obtrusive feature in the landscape, and its potential visual impact, consideration will be given to the location of the site within the landscape, the position of any new development within the site and the relationship with any surrounding buildings, where applicable. The assessment of integration will be judged from critical views from public roads, shared private laneways and other publicly accessible routes and vantage points. Development proposals that would read as skyline developments or that would occupy an elevated siting on top of ridges and slopes, or an otherwise prominent position, will be unacceptable. For new development to satisfactorily integrate into its surrounding landscape, appropriate site selection is key. The characteristics of the site and its surrounding landscape, including the presence of mature natural boundaries and visual backdrops including hills and slopes, are important considerations, to ensure that a development proposal can be integrated into the landscape. Equally, where these natural features are found in the foreground this can assist with integration by screening or filtering views of a development proposal. Where mature trees and/or hedgerows provide a suitable degree of enclosure or a backdrop, they should be retained and where

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necessary augmented by new native species planting, this will further assist the integration of new development. A development proposal on an unacceptable site cannot be successfully integrated into the countryside by the use of new landscaping. Similarly, new development which relies on significant earthworks for integration will be unacceptable. It is recognised that certain types of development, where their essential function determine their scale and physical appearance, may present challenges in terms of integrating into the rural landscape. The location of such developments is also frequently determined by operational requirements, which can limit siting options. Examples include wastewater treatment works, telecommunications masts, wind turbines, and waste management facilities. While infrastructure such as this is important to serve the needs of the local community or even wider regional needs, addressing their visual impact on the surrounding area is still important. Careful attention to siting, along with effective landscaping and design strategies, can mitigate visual impacts from these and help maintain rural character and visual amenity. Proposals should incorporate suitable landscaping measures, especially when the site has a road or street frontage. Where a site cannot be readily identified from critical viewpoints, it does not remove the need for careful site selection to ensure the proposed development blends into its surroundings and is of a high standard of design.

The visual impact must be considered not only of new development, but all associated ancillary works such as associated walls, pillars, fencing and new access arrangements. New access arrangements can often raise awareness of and draw attention to new development and can have an impact damaging to the rural character of an area. Wherever practical, access to development proposals should be taken from an existing laneway. Where a new access drive, and services, such as electricity and telephone lines, are required, they should, as far as practicable, be run unobtrusively alongside existing hedgerows or wall lines and accompanied by landscaping measures. Sweeping driveways that create a suburban emphasis and access arrangements, will not be acceptable. On occasion, it may be necessary to control the size and extent of the curtilage of a new dwelling by applying a planning condition. Design of New Development The most successful rural designs are those, which are based upon simple shapes and forms of traditional buildings. The overall scale, design, massing and choice of materials should be appropriate to the application site and the established character of the surrounding area, respecting and reflecting local distinctiveness. It is also acknowledged that there is also scope for more contemporary and innovative designs within the countryside that focus on minimising energy consumption and mitigating climate change, such as passive solar design. However, where the scale, form, height or massing of a development proposal would

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In order to maintain and protect the rural character of an area any new buildings should respect the traditional pattern of settlement exhibited in the area, that is, the disposition and visual appearance of land and buildings in the locality of the proposed development. Accordingly, to be considered acceptable, new development in the countryside should adopt the spacing of the traditional buildings found in the locality or integrate sensitively along with a group of existing buildings. In some circumstances, natural and historic environment assets, such as archaeological and built heritage features, natural habitats, trees, landscapes or waterways may be found within or in close proximity to the application site. This will require careful design to ensure that such features are identified, protected and carefully integrated into overall design and layout. Relevant Plan Policies relating to the Natural and Historic Environment will apply as appropriate. Where applications come forward for single buildings, it is important to not only consider the visual impact of the building itself, but the cumulative impact that may result when viewed with other existing and approved buildings and their ancillary features in the vicinity. New development should not introduce or reinforce a built-up suburban appearance within the rural area. In assessing the cumulative impact of a development proposal on rural

character, the matters which should be taken into account include the intervisibility of the proposed building with existing and approved development, the vulnerability of the landscape and its capacity to further absorb development and the siting, scale and design of the proposed development.

Ribbon development is always detrimental to the rural character of an area as it contributes to a localised sense of build-up and fails to respect the traditional settlement pattern of the countryside. In such instances Policy HOU 14 Infill & Ribbon Development also applies.

The landscape design needs to be considered at an early stage as part of the overall scheme, taking account of existing landscape features (see Criterion b). It should not only focus on how the outdoor environment looks but on how it functions, as well as the benefits it can deliver.

Setting of Settlements

The landscaping scheme, including choice of planting and materials, should complement and enhance the site and the development. These should suit the intended use, as well as the scale, character, topography and context of the development, the site and its surroundings. The different landscaping elements should form part of an overall coordinated scheme that unifies the development.

Landscapes around settlements have an important role to play in maintaining the distinction between settlements and countryside, in preventing coalescence between adjacent built-up areas and in providing a rural setting to the built-up area. Proposals that would mar this distinction or create urban sprawl will therefore be unacceptable. Where the principle of development on the edge / close to the settlement development limit is acceptable in principle, it is essential to evaluate the available siting options and implement measures to mitigate any adverse impacts on the settlement’s setting. Hard and Soft Landscaping A well thought out landscaping scheme will improve the quality of a development proposal and its appeal for its users. It can help integrate the development into the established character of the area; provide an attractive setting for buildings; provide privacy through

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make it dominant or incongruous in the local landscape planning permission will be refused. Additionally, the choice of materials should be appropriate to the site and its surroundings.

Council places particular importance on the greening of the built environment to raise design quality and assist in the promotion of biodiversity. New development will be expected to incorporate and augment existing planted boundaries as much as possible, to soften the visual impact of development and to assist in its integration with the surrounding area. Certain development proposals such as affordable housing, economic developments and tourist schemes will require a hierarchy of different types of planting to assist the integration of this type of development into

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the countryside. The use of native wildlife friendly species will be encouraged to support biodiversity. Innovative design measures such as green roofs and green walls will also be encouraged. The level of hard surfacing should not be excessive, such that it dominates and detracts from the development and its surroundings. Areas of hard surfacing should be broken up with green areas and/or planting as much as possible. It may also be necessary to screen a development from sensitive areas or provide a planted buffer between the development and other sensitive receptors to safeguard amenity. Details of Hard and Soft Landscaping Where relevant, planning applications for new development should be accompanied by a suitable scheme for the design and landscaping of all external spaces, features and means of enclosure as appropriate. The details should normally include: • an initial site appraisal/survey and evaluation of existing landscape features including location of trees and hedgerows, species type, spread of canopy, height, condition, age, ultimate size and existing levels; • a landscape design based on the findings of the evaluation, with full details of existing landscape features to be retained as well as new hard and soft landscaping (including materials), including means of enclosure, boundary treatment, surface treatment, hard standings, pathways, the layout and design of public 87

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space other ground works and structures, proposed levels and a planting schedule (including species, varieties and numbers/ density of plants); • details of tree/hedgerow protection measures during the demolition and construction period (in accordance with Policy DES 3, Criterion c); • a Landscape Management and Maintenance Plan for larger schemes, that details appropriate arrangements for establishment maintenance (normally for the first 12 months after planting is completed) and on-going long-term management thereafter. This should cover all hard and soft landscaping in communal and public areas. Non-Residential Development The compatibility of a development with its immediate and wider surroundings, and the settlement pattern of a particular area, are important considerations. In addition to meeting (Criterion a-i) development proposal for a non-residential use is also required to meet (Criterion j-l). An initial assessment should be undertaken to determine whether the proposed development is appropriate for the site and its locality. Careful consideration should be given to whether the proposed use is suitable and compatible with existing and approved uses in the locality. If the proposed development is likely to have a detrimental impact on the rural character or lead to an erosion of local amenity, it will generally be considered unacceptable. Matters relating to

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the protection of amenity arising from the proposal are addressed under General Policy GP 4 Amenity. Development proposals should support active travel that is safe and convenient for walking and cycling, cater for those with limited mobility and respect existing public rights of way. Access to public transport should be considered, even if limited, with layouts designed to suit the rural context and minimise impact on the landscape and local road network. New development should be designed to foster safety and security by minimising opportunities for crime and anti-social behaviour. This includes layouts that promote natural surveillance through active frontages, clear sightlines and visibility from surrounding buildings and public vantage points. Public areas and parking areas (including cycle parking) should also be well-located in relation to and visible from surrounding buildings. Suitable lighting should also be considered from the outset of the design process, where the use of the space is intended to be encouraged during the hours of darkness. Developers and their professional advisors should take account of the principles highlighted by Secured by Design87, whilst also being mindful of the amenity of occupants and users of buildings (GP4 Amenity).

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Trees and Hedgerows Planning permission will be granted for a development proposal88 where the following criteria are met, where relevant:

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Policy DES 3

Retention, Integration and Enhancement a) Existing trees and hedgerows shall be retained, suitably integrated and where appropriate enhanced within the overall scheme design, unless otherwise demonstrated by the applicant. Development proposals and ancillary works shall be sited to avoid adverse impact on existing trees and hedgerows that are to be retained, as well as new planting, taking into account roots systems, crown spread, future growth to maturity and the amenity of surrounding neighbours. Replacement planting b) Suitable replacement planting and any other necessary mitigation shall be provided to compensate for the removal or loss of any trees and/or hedgerows. Where it is demonstrated that replacement tree or hedgerow planting is not practicable or appropriate, alternative landscaping shall normally be provided on site that contributes positively to local biodiversity and, where appropriate, place-making and green infrastructure. Protection during demolition/construction phase(s) c) Suitable measures shall be incorporated to protect trees and hedgerows during the demolition and/or construction phase(s). These measures shall be retained on site until all related site and/or development works in that part of the site have been completed. New planting d) Where feasible and appropriate, new tree and hedgerow planting (including replacement planting) shall be provided. The planting shall be appropriate to its location and intended function (in terms of species, species mix, height and density) and, where possible, shall amount to an overall net gain in tree and hedgerow cover as a result of the development. Long-term management and maintenance e) Suitable provision is made for the long-term management and maintenance of existing trees and hedgerows as well as proposed new planting, where appropriate.

Justification and Amplification Preserving and improving the natural environment, of which trees and hedgerows are an important element, is a key objective of the LDP. The Council also has a duty to specifically consider tree preservation and additional planting when considering development proposals.

Trees and hedgerows are an extremely valuable environmental resource that provide many benefits, including place-making, landscape enhancement, screening, shelter and shade, biodiversity value, air quality improvement, natural flood management, recreation, opportunities to interact with nature, as well as being a vital component in mitigating and adapting to climate change (as

referred to in Policy GP 1, (Criterion b). Trees and hedgerows are also a key part of the historic environment. In recognition of their importance, the Council aims to protect existing trees and hedgerows and to seek the planting of more trees and hedgerows across the Borough, through new development proposals. Trees and hedgerows should therefore be an early consideration in the design of new

88 See Introduction to Design and Place-making Section for exceptions to Policy DES 3.

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development. It may be helpful to refer to DfC Historic Environment Division’s historic mapping (available through its online map viewer). The term trees should be read to include single trees, tree groups and woodland. This includes ancient and long-established woodland within the Borough, as well as ancient and veteran trees, which are a particularly scarce and irreplaceable habitat and feature of our landscape. Details of ancient and long-established woodlands in the Borough can be found on the Northern Ireland Ancient Woodland Inventory (online). Some trees are specifically protected through Tree Preservation Orders (TPOs) or due to their location within a Conservation Area. Some may also be protected as part of a Section 76 Agreement or by a planning condition. Other wooded areas are more generally protected through nature conservation designations. The Council will use its powers to designate new TPOs, where it is necessary to protect trees and groups of trees, as well as enforce existing TPOs. Development proposals should have regard to relevant published standards and good practice guidance in respect of trees and hedgerows89.

Retention, Integration and Enhancement The principle of retention, integration and, where possible, enhancement of existing tree and hedgerow coverage can be applied to development at all levels, subject to the existing features on site and the nature, scale and location of the proposal. Development proposals will be expected to retain existing trees and hedgerows where possible and to suitably integrate these features within the design and layout. Suitable enhancement of tree and hedgerow coverage will also be sought, where possible. This may include augmenting existing features, such as planting out gaps, as well as increasing coverage. The Council will carefully consider the overall impact of the proposal on existing features. Proposals will be expected to maintain appropriate distances between built development and trees and hedgerows, including to allow for future growth. This will help protect the trees and hedgerows from damage in the future and help safeguard the amenity of any future occupants within the development. Replacement planting Where the Council agrees that the removal of trees and hedgerows has been demonstrated in accordance with (Criterion a), proposals will be expected to provide suitable replacement

planting and any other necessary mitigation to compensate for the removal or loss of any trees and/ or hedgerows which is required to facilitate the development proposal. Protection during demolition/ construction phase(s) As existing trees and hedgerows are sensitive to root and other damage during the demolition and construction stages of a development, the Council may request a Construction Management Plan to demonstrate how existing trees and hedgerows are to be protected (in accordance with best practice standards and relevant guidance). New planting The Council will seek suitable new tree and hedgerow planting (including replacement planting) in all new built development, where feasible and appropriate. The normal expectation will be that each proposal provides a net gain of trees and hedgerows within the site, where there is adequate space to accommodate it and there are no known conflicts.90 It however is recognised that some sites will have limited space, if any, to accommodate new planting, particularly in urban areas. For the purposes of the policy, net gain means an increase in tree numbers and/or hedgerow coverage. Where there is evidence available to the Council that trees and hedgerows have been removed from the site, either

89 This includes, in respect of trees: - British Standard 5837:2012 - Trees in relation to design, demolition and construction, or as amended; - British Standard 3998:2010 - Tree Work - Recommendations, or as amended; - National Joint Utilities Group (NJUG), Guidelines, Vol. 4, for the Planning, Installation and Maintenance of Utility Apparatus in Proximity to Trees (2007), or as amended. 90 For example, the level or type of tree-planting would not impact on an important landscape, historic setting or sensitive habitat; cause damage or impede access to underground infrastructure, such as a mains sewer; or impact on residential amenity.

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The appropriate level and type of new tree and hedgerow planting will depend on the size and characteristics of the site, its context, the proposed development itself, as well as requirements in relation to other relevant LDP policies and any Key Site Requirements (KSRs).91 Native species tree and hedgerow planting will be sought, where possible, unless other species are integral to a historic landscape or more characteristic of an existing area of protected trees (i.e. subject to a TPO). New planting should be fully specified in accordance with best practice standards.

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prior to submitting or during the processing of a planning application, this will be taken into account when negotiating the required level and type of new planting with the applicant. The expectation of net gain will be set aside where the site contains existing trees that are not suited to being supplemented, and the applicant has demonstrated that the trees will be retained and protected as part of the development proposal. It may also be more favourable to create or maintain a different type of habitat on a particular site for nature conservation reasons, than provide new or additional tree planting.

hedgerow planting under this policy will not outweigh where a development proposal cannot be successfully integrated into the countryside under other policies, irrespective of the level of net gain proposed. Long-term management and maintenance Appropriate arrangements for the maintenance and long-term management of existing trees and hedgerows and proposed new planting shall be agreed with the Council as part of the application, including responsibility for maintenance and management of such in public and communal spaces.

Careful consideration should be given to the proximity of underground infrastructure, footpaths/roads and building foundations to prevent damage by roots or affect access for maintenance. Similarly, the amenity of neighbours needs to be carefully considered when designing new planting. The provision of new tree/ 91

Attached to zoned sites in the Local Policies Plan.

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Policy DES 4 Shopfront Design

Planning permission will be granted for a new shopfront or alterations to an existing shopfront where the following criteria are met, where relevant: a) The design respects and, where possible, enhances the architectural style, scale, proportions, detailing and materials of the host building, as well as the appearance and character of the surrounding area; b) it ensures that the scale and frequency of window openings maximise activity and surveillance along the street without impacting adversely on the character of the building or surrounding area. Inactive (dead) frontage shall be avoided unless such is demonstrated, to the satisfaction of the Council, to be necessary or appropriate; c) any security measures do not cause unacceptable harm to the character or appearance of the host building or surrounding area. A grille or shutter on the outside of the glazing will only be permitted where it has been demonstrated to be the only feasible solution; d) where any awnings/canopies, blinds or other external elements such as lighting, or alterations to same, are shown to be necessary these shall be in keeping with the character and appearance of the host building, including the shopfront, and shall not create or add to clutter when read with existing shopfronts in the area; e) it ensures, as far as is practicable, ease of access for all users of the host building and does not obstruct or prejudice the safety of wheelchair users, pedestrians and road users; f ) as far as is practicable, it provides separate access to any residential accommodation or other use elsewhere in the building; and g) the design would not result in an unacceptable adverse impact on the amenity of neighbouring uses.

Justification and Amplification Policy DES 4 relates to the design of new and replacement ground floor shopfronts, as well as alterations to existing ground floor shopfronts. The policy applies to all shops92 across the Borough, as well as other commercial premises typically found in the Borough’s main streets and shopping areas such as restaurants, cafes, takeaways, public houses, banks and offices. For the purposes of the policy, the term shopfront covers these other commercial frontages, at ground level, also. Design proposals relating to the remainder of the building façade (other than the ground floor shopfront) will be assessed against relevant criteria in either Policy 92

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DES 1 Design Quality or Policy DES 2 Rural Design and Character in the Countryside. Other ground-level works and development beyond that connected to the shopfront proposal (on the building) will be assessed against other relevant policies. Outdoor advertisement proposals will be assessed against Policy DES 5. Shopfronts make a significant contribution to the appearance and character of our shopping and commercial areas and are therefore an important component of successful place-making. A well-designed shopfront will give a good impression of the business and enhance the area. It can reinforce local identity and encourage regeneration and investment. Conversely, a poor design can devalue the individual

Class A1 of The Planning (Use Classes) Order (Northern Ireland) 2015, or as amended.

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quality of a building and detract from the attractiveness and appeal of an area, which in turn can impact on its vitality and viability. The Council’s primary aim is to ensure that each new or replacement shopfront proposal, as well as those involving alterations, makes a positive contribution to its surroundings and, where applicable, improves on previous poor design. The design of the shopfront should relate well to the elevational design of the upper parts of the host building, to create one harmonious building frontage. It should also integrate into the streetscape and be sensitive to the character and appearance of the surrounding area, particularly where it could affect the historic environment.

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Shop windows provide views into and out of premises and can enhance feelings of security. Proposals should present an active frontage to the street by avoiding large horizontal sections of façade with no openings (dead frontage).

Where a separate access is proposed along the frontage for any residential or other use within the building, under (Criterion f), it must respect the host building and its context in accordance with (Criterion a).

External steel shutters, particularly solid shutters, along shopfronts can create dead and hostile environments when closed and can provide an additional surface for graffiti. Alternative methods of security that do not involve obtrusive features on the exterior of buildings, such as security glazing, alarm systems and/ or internal lattice grilles should always be explored first before shutters are considered. External grilles or shutters will only be considered where the applicant has demonstrated that all other options have been fully explored and discounted. In such instances, these should be designed as an integral part of the shopfront, be of perforated or lattice-type design (to allow for some penetration of light) and have a colourcoated finish that ties in with the shopfront. Surface mounted and/or solid shutters will not be acceptable. The policy contains additional considerations to support ease of access for all and to help to safeguard the amenity of neighbours. The shopfront and associated elements should not cause any conflict for those visiting the premises or users of the space outside. It is important that the scheme does not conflict with neighbouring residential uses and places of work, such as where it would block daylight to windows or where external lighting associated with the shopfront would cause unacceptable light pollution.

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Policy DES 5

The Control of Outdoor Advertisements Consent will be granted for the display of an outdoor advertisement where the proposal meets the following criteria: a) it respects amenity, when assessed in the context of the general characteristics of the locality; and b) it does not prejudice public safety, including road safety. Advertisements and the Historic Environment The following additional considerations apply when assessing applications for consent to display an outdoor advertisement within, or which may affect, the historic environment. Consent will be granted for the display of an advertisement: c) on or within the setting of a listed building, where it is demonstrated that the design and location of the proposal respects the architectural form and detailing of the listed building and its setting; d) within or close to a Conservation Area, where it is demonstrated that the proposal maintains or enhances the overall character, appearance or setting of the area; and e) within an Area of Townscape or Village Character, where it is demonstrated that the proposal maintains or enhances the overall character and appearance or setting of the area. Digital Advertising Screens Consent for the display of a digital advertising screen will not be granted in any of the following circumstances: f ) where it is positioned above ground floor level on the front facade g) where it is located within or close to a Conservation Area, Area of Townscape Character, Area of Village Character or Historic Park Garden and Demesne, or on a listed building or within the setting of a listed building; h) where it is located within a primarily residential area; or i) where it is located within the open countryside. In exceptional cases, such as roadside service station totem pole signs with an element of digital advertising, consent may be granted where the proposal meets (criteria a - e) above. Advertisement proposals will be expected to take account of relevant supplementary guidance.

Justification and Amplification An advertisement is defined as ‘any word, letter, model, sign, placard, board, notice, awning, blind, device or representation, whether illuminated or not, in the nature of, and employed wholly or partly for the purposes of, advertisement, announcement or direction and (without prejudice to the preceding provisions of this definition)

includes any hoarding or similar structure used or designed, or adapted for use and anything else principally used, or designed or adapted principally for use for the display of advertisements, and references to the display of advertisements shall be construed accordingly’ (Planning Act (Northern Ireland) 2011. Planning legislation enables the Council to restrict or regulate the display of advertisements in the

interests of amenity or public safety, including road safety93. Furthermore, roads legislation provides additional controls on advertisements in, or on, a public road94. The consent of the Council is required for the display of advertisements. However, certain types of advertisement benefit from ‘deemed consent’ provided certain conditions are met95.

93 Section 130 of the Planning Act (NI) 2011. 94 Article 87 the Roads (Northern Ireland) Order 1993. 95 The Planning (Control of Advertisements) Regulations (Northern Ireland) 2015 (2015 No.66), made under section 130 of the Planning Act (NI) 2011.

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Well-designed advertising respects the building or location where it is displayed and contributes to a quality environment. Particular care is also necessary to ensure that advertisements do not detract from the unique qualities and amenity of the countryside nor diminish the historic environment. It is also important to prevent clutter of advertisements. A large number of advertisements on a building or along a road can create or add to existing 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 excessive. Amenity In relation to advertisements, the term ‘amenity’ is usually understood to mean its effect upon the appearance of the building or structure or the immediate neighbourhood where it is displayed, or its impact over long distance views. Amenity includes both aural and visual amenity. An advertisement can positively contribute to the visual qualities of an area where the design is

of a high standard, with clear consideration given to size, colours, siting and levels of illumination and where it respects the locality and character of where it is to be displayed. 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 excessive. In assessing the impact of an advertisement on amenity, the Council will take into account all of the following matters: i)

the effect the advertisement will have on the general characteristics of the area, including the impact on the character and appearance of the locality, and the presence of any features of historic, archaeological, architectural, landscape, cultural or other special interest;

ii)

the position of the advertisement on the host building and its scale and size in relation to that building;

iii) the cumulative effect of the proposal when read with other advertisements on the building or in the surrounding area and whether the proposal will create or add to existing clutter; iv) the size, scale, dominance and siting of the advertisement in relation to the scale and characteristics of the surrounding area; v)

the design and materials of the advertisement, including the structure displaying the

advertisement, and its impact on the appearance of the building on which it is to be attached;

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All advertisements affect the character and appearance of the building or place where they are displayed. Given the potential impact of outdoor advertising on amenity, both positive and negative, there is a need to balance the requirements of the applicant with the protection and, where possible enhancement of the character and appearance of our Borough. There is a corresponding need to ensure that advertisements will not prejudice public safety, including road safety.

vi) 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; and vii) 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 and/or noise pollution. The amenity of the countryside is particularly important and there is a need to protect its unique qualities from the negative effects of advertising. The only advertisements likely to be acceptable in the countryside are those proposed on site which relate to existing or approved commercial enterprises. These advertisements should be small in scale, non-illuminated and non-electronic, ensuring they do not detract from the character and quality of the local landscape. Public Safety Advertisements by their very nature are designed to attract the attention of passers-by and therefore have the potential to impact on public safety. In assessing the impact of an advertisement on public safety the Council will have regard to its effect upon the safe use and operation of any form of traffic or transport on land (including the safety of pedestrians), on or over water or in the air. Advertisements that are likely to pose a threat to public safety will be considered unacceptable,

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including where they would: i)

obstruct or impair sight lines to road users;

ii)

reduce the clarity or effectiveness of a traffic sign or traffic signal;

iii) leave insufficient clearance on or above any part of the road or footpath; iv) impair the safety or movement of pedestrians; v)

be illuminated which could confuse, result in glare or otherwise distract road users;

vi) incorporate moving or apparently moving elements; vii) resemble traffic signs because of their colour or content or those which embody directional or other traffic elements and which could therefore cause confusion with traffic signs; viii) be sited or designed primarily to be visible from a motorway or other special road; and ix) cause possible interference with a navigational light or an aerial beacon. In assessing the impact on public safety, including road safety, the vital consideration for the Council will be whether the advertisement itself, or the exact location proposed for its display, is likely to be so distracting or confusing that it creates a hazard to, or endangers, people in the vicinity, be they drivers, cyclists or pedestrians.

Advertisements affecting the Historic Environment For the purpose of this policy, in the context of the historic environment, the term ‘setting’ is set out in the DfC publication ‘Guidance on Setting and the Historic Environment’ (February 2018). Listed Buildings New signs or advertisements can have a major impact on the appearance and character of a listed building, and/or its setting. Where a proposal to display signs or advertisements on a listed building, or within the setting of a listed building, is considered acceptable in principle, they should be designed to complement the age and architectural style of the building. They should also be carefully located and should not obscure, overlap or cut into any architectural detailing or structural divisions of the building, thereby retaining or creating a visual relationship between the ground and upper floors. 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 will generally be inappropriate. Projecting signs can often adversely affect the appearance and character of listed buildings and will therefore require very careful consideration. Where their presence is considered acceptable, particular attention will be paid to size, design and materials. In most situations signs and advertisements displayed on a

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listed building or within the setting of a listed building 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 normally be acceptable. Many listed buildings are in commercial use and already display signs or advertisements. These may be of historic interest or of some artistic quality. Where this is the case, the Council will not normally permit their removal or significant alteration. Conservation Areas A number of Conservation Areas within the Borough include commercial areas where the normal range of advertisements is to be expected. The Council accepts that such outdoor advertising is essential to commercial activity, however, in view of the statutory duty to pay special attention to the desirability of preserving or enhancing the character or appearance of Conservation Areas, it is also considered reasonable that a higher standard of advertisement control should apply within such areas. In assessing proposals for advertisements in or close to a Conservation Area, the Council will give careful consideration to the impact of the proposal on the visual amenity and overall character of the area. Particular regard will be paid to the scale and proportions of the sign, the materials used and whether it is illuminated. Consent will not normally be granted for advertisements which are inappropriate to the architectural style or character of the building on which it is proposed, or which

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Areas of Townscape or Village Character The Council will exercise appropriate control over advertisements in Areas of Townscape or Village Character (ATC/AVCs) to ensure they do not detract from the distinctive characteristics and amenity of these areas or prejudice public safety. In assessing the impact of an advertisement or sign on amenity within an ATC/AVC, particular regard will be paid to the scale, size, proportions, dominance and siting of the sign, the materials used, whether it is illuminated and whether the proposal will result in clutter. An advertisement should also respect the building onto which it is to be fixed and in particular have regard to any architectural detailing.

Digital Advertising Screens Digital advertising screens include, but are not limited to, digital billboards, electronic screens affixed to buildings, screens integrated into bus shelters and standalone digital kiosks. They often include a level of illumination and display advertisements as a still image or programmed to cycle though a series of still images. By their nature, digital advertisements can be visually prominent and can raise amenity and public safety issues.

and/or location where it would be displayed, as well as the surrounding area. Proposals should be of an appropriate scale and must not be overly dominant nor located on the front façade of a building. Particular care is required for proposals located in close proximity to traffic signs or traffic signals. Digital advertising signs must be positioned to avoid any conflict with road traffic signs and traffic signals.

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would detract from the area in general. Similarly, signage on the upper floors of buildings and the internal illumination of signs will not normally be acceptable. Proposals for large advertisement hoardings or those which would result in a proliferation of signs can seriously harm the character and appearance of a Conservation Area and will therefore normally be refused consent. Additional guidance for the display of advertisements in particular Conservation Areas is set out in the relevant designation documents and design guides.

Guidance set out in Appendix 4 will be taken into account in assessing proposals for outdoor advertisements.

Digital advertising screens are more suitable in commercial areas or industrial areas, where they can be integrated more effectively. Digital advertisements can have a detrimental impact on the character and appearance of the historic environment and will not be granted on, or within the setting of a listed building, within or close to a Conservation Area and an Area of Townscape or Village Character, or a Historic Park, Garden and Demesne. Proposals for digital advertising screens will not be granted in any area which is primarily residential. The priority in such areas is to maintain local character and environmental quality and to protect the amenity of residents. Digital advertising screens are not considered appropriate in the open countryside. Proposals for digital advertising screens must not negatively affect amenity (both visual and aural) and must not prejudice public safety, including road safety. Proposals should consider and respect the local character and appearance of the building

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Social Theme This section sets out the Local Development Plan’s Social Theme operational policies, which seek to support strong, inclusive and sustainable communities. The policies address the provision of housing, protection and enhancement of open space and the delivery of community and cultural facilities. The Social Theme operational polices are set out under the following subject areas: • Housing (Policies HOU 1 - 19) • Open Space, Sport and Outdoor Recreation (Policies OSR 1 - 8) • Community and Cultural (Policy CCF 1)

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Introduction

The Social Theme of the draft Plan Strategy focuses on creating and supporting sustainable communities who live in the Borough. In line with the Council’s Corporate and Community Plans, it seeks to ensure that development supports sustainable communities by meeting the diverse needs of communities who live and work within the Borough and to contribute to a high quality of life. It seeks to ensure that places are safe and inclusive, well-planned and offer equality of opportunity and access to good services and facilities. The Council’s Community Plan ‘Connected’ recognises the importance of community belonging and taking pride in the Borough. The operational policies within this section provide the framework for development that builds and supports communities, enables community cohesion and delivers safe and vibrant community spaces that people can actively engage with and feel strongly connected to.

• Facilitating the delivery of housing developments that meet the needs of the community through providing a variety of housing types, tenure, locations and accessibility;

The Spatial Growth Strategy in Part 1 of the draft Plan Strategy outlines how the LDP will support regional objectives of the RDS 2035 and SPPS, while aligning with the Council’s Corporate and Community Plans. The policy topics within the Social Theme provide the practical means by which the Spatial Growth Strategy will be implemented and will support the delivery of vibrant, well-connected and safe urban and rural communities by:

• Protecting, enhancing, and identifying new areas for open space, sport and outdoor recreation; and

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• Safeguarding the amenity of existing communities from inappropriate development; • Providing opportunities for sustainable rural housing to meet the needs of the rural community;

• Enabling the development of community and cultural facilities and activities.

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Housing Introduction

The LDP seeks to enable the sustainable growth of housing by facilitating the delivery of a diverse supply of homes that respond to demographic change, promote balanced communities and support social, economic and environmental strategic objectives. The LDP Housing Strategy, together with its accompanying policies, provides the framework for managing housing growth in a manner that reinforces the regional policy approach and reflects local circumstances.

Housing In Settlements The Strategic Housing Allocation (SGS 3), as set out in Part 1 of the draft Plan Strategy, establishes the scale and distribution of housing required to meet the projected needs of the Borough over the plan period. This is complemented by the Management of Housing Supply (SGS4), which provides a structured approach to the release and phasing of housing land across the Borough’s settlements, including the main towns and six designated small towns, to deliver a sustainable pattern of development.

Policy Aims The strategic approach of the LDP to housing within settlements is outlined in the policy aims set out below. These aims fully support the LDP Housing Strategy and the regional strategic objectives and the guidance for LDPs, as set out in the Strategic Planning Policy Statement (SPPS): In relation to housing in settlements, the LDP aims to: • Promote an integrated approach to achieving sustainable and quality residential environments to include a mixture of housing types and tenures to meet all needs. • Promote quality residential developments that: - create places for people which are attractive, locally distinctive and appropriate to their

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The provision of good quality housing is a fundamental element of sustainable development and is essential to supporting health and wellbeing and the overall quality of life of residents. Well-designed housing can contribute significantly to the creation of inclusive, resilient and balanced communities across the Borough. The planning system can play a positive and supporting role in the delivery of good quality housing to meet the full range of housing needs of society, within the wider framework of sustainable development. Ensuring that sufficient land is available to accommodate a range of housing needs, in appropriate locations, is therefore a key function of the Local Development Plan (LDP). surroundings, safe, convenient, adaptable and easy to maintain; - strengthen community cohesion; - respect and enhance features of value and local character and promote biodiversity; and - reduce reliance on the private car, support movement by pedestrians and cyclists, provide adequate and convenient access to public transport and connect well with the wider locality. • Promote the comprehensive planning and development of residential areas and ensure that adequate information accompanies planning applications which will enable the delivery of an improved design quality. • Ensure adequate provision is made for infrastructure and appropriate local neighbourhood facilities as an integral part of residential development. The delivery of these aims will be facilitated alongside the aims of SGS 3: Strategic Housing Allocation, SGS 4: Management of Housing Supply, Housing Policies HOU 1 - HOU 11, General Policies, Policy DES 1 Design Quality and the supplementary planning guidance provided by Creating Places. Together, these will ensure that new housing development contributes positively to the long-term sustainability and vitality of the Borough.

Housing in the Countryside The Countryside Strategy set out in Part 1 of the draft Plan Strategy recognises the countryside as one of the Borough’s greatest assets, with its highly valued landscapes, complex variety of wildlife, rich built and cultural heritage that contributes to local identity and its sense of place and history. In addition to its function as a recreational and tourist asset, the countryside also supports the agricultural industry and is home to a considerable rural population.

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SGS 10 Sustainable Development in the Countryside sets out the types of residential development that are acceptable in principle in the countryside, with an emphasis on clustering, consolidating and grouping new housing development with existing buildings and promoting the conversion and re-use of existing ones. The aim of the Spatial Growth Strategy with regard to the countryside is to facilitate sustainable development in a manner which strikes a balance between protection of the environment from inappropriate development, while supporting and sustaining rural communities.

Policy Aims The strategic approach of the LDP to housing within the countryside is outlined in the policy aims below. These aims fully reflect the aims set out within the LDP Countryside Strategy and the regional strategic objectives and the guidance for LDPs, as set out in the Strategic Planning Policy Statement (SPPS): • To manage development in a sustainable manner which strikes a balance between protection of the environment from inappropriate development, while supporting and sustaining vibrant rural communities. • To facilitate development in the countryside, which contributes to a sustainable rural economy. • To protect, conserve and, where feasible, enhance the landscape and natural resources of the rural area from excessive, inappropriate or obtrusive development. • Promote high standards of design, siting and landscaping in the countryside. The delivery of the Spatial Growth Strategy and the Countryside Strategy, insofar as it relates to housing in the countryside, will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies, including the General, and Design and Place-making policies. Together, these will ensure that housing development in the countryside is managed in a sustainable manner that supports rural communities while safeguarding the environment and local character.

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Policy HOU 1

Protecting Zoned Housing Land Planning permission will only be granted for proposed non-residential uses on zoned housing land where: a) it forms an integral part of and remains ancillary to the main use of the land for housing; or it meets an identified demonstrable local community need which complies with other relevant LDP policies; and

ii. no suitable alternative sites are available in the local area; and iii. it is compatible with the housing zoning; and iv. it would not result in a shortage of housing land required to meet future local need.

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b) i.

Any proposal under (Criterion b) must not lead to the total loss of the zoned housing land in question.

Justification and Amplification This policy applies to Housing Zonings to be designated in the Local Policies Plan. It also applies to existing Housing Zonings designated in the extant Area Plans during the intervening period between adoption of the Plan Strategy and Local Policies Plan. Housing Zonings are designated to provide sufficient land to meet local housing need over the plan period96. It is important that these designated lands are safeguarded for this purpose to meet housing need in a sustainable manner. A major housing development may be of a scale that necessitates the provision of local neighbourhood facilities to serve the needs of the housing development in line with Policy HOU 4 (Criterion b). Use of the zoned housing land for neighbourhood facilities and/ or open space will be acceptable, when designed as an integral part of the overall development, as these uses serve to benefit and support the needs of the development’s residents.

The Council acknowledges that there may also be a demand for new community and recreational facilities during the lifetime of the Plan. Where there is no suitable site elsewhere within the local area that can reasonably accommodate the use, lands within a housing zoning may be a more sustainable option than a green-field site. The Council will therefore expect the applicant to demonstrate that no other suitable sites exist within the local area.97 An innovative design may be necessary to enable the development of an alternative site.

future enjoyment of residential properties and the quality of the environment. It must also be carefully sited and designed so as not to prejudice the comprehensive development of the remainder of the housing zoning, in line with Policy DES 1 Design Quality (Criterion a) and Policy HOU 3 Design Concept Statements, Concept Master Plans and Comprehensive Planning.

Examples of the types of uses that may be considered to meet a demonstrable local community need include health and medical services (e.g. doctors’ surgery), education facilities, crèche and day nursery, community centre, as well as places of public worship or religious instruction. See also relevant Policies CCF 1 Community and Cultural Facilities and OSR 1 Protection and Provision of Open Space. For a use to be considered compatible with the housing zoning it should not cause any conflict with the housing use, such that it would impact on the

96 The housing zoning may include a Key Site Requirement (KSR) which specifies other acceptable uses that would complement the housing use. 97 The extent of the ‘local area’ will depend on the use and the catchment area it will serve.

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Policy HOU 2

Protected Housing Areas in City and Town Centres

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Within designated Protected Housing Areas in City and Town Centres, planning permission will not be granted for any development that results in a change of use from housing.

Justification and Amplification The Council will support the protection of existing housing areas in city and town centres that have a useful longer-term residential life. These areas provide homes for established communities which contribute to the variety and vitality of these urban centres, as well as provide an added degree of surveillance and security. They also provide convenient access to the city and town centres, which helps support retail, services and facilities as well as the evening and nighttime economy. It is important that these areas are protected for residential use. The Council will therefore resist the spread of commercial uses into these areas. Protected Housing Areas (PHAs) will be designated in the Local Policies Plan. This will include a review of designated PHAs in extant Area Plans98. These existing designated areas will continue to apply during the intervening period between adoption of the Plan Strategy and Local Policies Plan.

98 Protected Housing Areas (PHAs) are designated in Dromore Town and Rathfriland Town in the Banbridge / Newry and Mourne Area Plan 2015.

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Design Concept Statements, Concept Master Plans and Comprehensive Planning

A Concept Master Plan will be required for development proposals involving: a) 200 dwellings or more; or b) the development, in part or full, of sites of 10 hectares or more zoned for housing in development plans; or

SOCIAL THEME

All planning applications for residential development99 are required to be accompanied by a Design Concept Statement to clearly indicate how the proposal will deliver, or contribute to, a quality and sustainable residential environment that meets the requirements of Policy HOU 4 and all other relevant LDP policies.

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Policy HOU 3

c) housing 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.

Justification and Amplification Policy HOU 3 requires all proposals for residential development, except for single dwellings in the countryside, to be supported by a suitable Design Concept Statement. The submission of a Design Concept Statement can assist in establishing the parameters and requirements for the delivery of a quality and sustainable residential environment that is appropriate to the site and that positively contributes to its context. This supporting information is necessary to accompany outline as well as full planning applications, to show how the developer will deliver a quality scheme. It will indicate how the design concept has evolved and provide a clear indication of what is intended for the site without the need for fully detailed plans. Without the submission of this information at outline stage the Council considers that a satisfactory layout and design that meets acceptable quality standards cannot be guaranteed.

Quality design proposals should emerge from a careful analysis of the site’s location, surrounding context and the specific characteristics of the site itself. The Council will expect to see a clear demonstration of the design thinking behind the scheme and how this has developed from the analysis. Pre-application discussion (PAD) with the Council and key consultees may be beneficial when this analysis has been completed, and design options are being considered. Following this, engagement with local community representatives and groups may also be useful. All such discussions can help to resolve issues at an early stage and avoid unnecessary or abortive work during the application process. Design Concept Statements A supporting Design Concept Statement is necessary to demonstrate how the proposed scheme has taken account of the characteristics of the site and its context and how it is a suitable response to these, when considered against all relevant

policy requirements contained in the LDP, as well as relevant supplementary guidance. The Design Concept Statement should include: • application and site details including a site location, a description of proposal, and a history of the site (including planning history); • a contextual analysis (including character appraisal), that identifies the physical, environmental, social and economic characteristics of the area which influence the design of the scheme. These include accessibility to local services, facilities and public transport, including walking distance and route quality from the site, as well as infrastructural issues. A character appraisal should cover key aspects of the local urban form and identify any specific areas of character; • a site appraisal that identifies the characteristics of the site and how these might influence the design. These

99 With the exception of single dwellings in the countryside

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include historic environment, landscape and natural features, open spaces, other built features, topography (levels/contours), orientation, sun path (including areas of shadowing), views into and out from the site, physical and visual linkages and external influences (e.g. noise); • a written statement outlining the overall design concept and objectives of the site. The statement should explain how the design solution has taken account of the initial appraisal work and relevant surveys, and the opportunities and constraints to have emerged. It should show how all other relevant factors have been considered, including policy context, relevant supplementary guidance and the outcome of any pre-application consultation and public involvement. The statement should help readers understand all aspects of the scheme including, where relevant, how it will be phased; • an indicative layout/concept plan which illustrates the key design features of the scheme. These include, for example, the general arrangement of buildings and the spaces between them (including building heights, density profile and the distribution of character areas and key design characteristics across the scheme), the layout of streets, means of access, active travel routes, connections to existing and proposed public transport and neighbourhood facilities on site or locally,

traffic calming measures, and a comprehensive and readily understood structure to the open space and landscape elements of the scheme. The indicative layout/concept plan will also be expected to illustrate a comprehensive approach to the development of an entire site or zoned area, where appropriate, as well have regard to neighbouring lands. This is to ensure that the scheme will not result in unsatisfactory piecemeal development. See Comprehensive Planning Section. • any other illustrative material, such as sketch details of buildings, photographs and three-dimensional representations, to help explain the proposed design. The level of information required in a Design Concept Statement will depend on the nature, scale and complexity of the application. Relevant LDP policies to be considered when drawing up a scheme include Policy DES 1 Design Quality, Policy HOU 4 Quality in Residential Development and General Policies GP 1-4, which are applicable to all housing proposals. For small housing schemes, involving the development of a site of up to 0.25 of a hectare or 5 dwellings or less, a short-written statement and a diagrammatic layout will generally suffice. Where an applicant is also required to submit a Design and Access Statement (D&AS), as set out in legislation100, it will be sufficient

for the applicant to submit a single statement (covering both D&AS and DCS requirements). Concept Master 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 to address all of the relevant matters set out in the LDP. The Concept Master Plan should also clearly demonstrate how it is intended to implement the scheme. Particular attention should be paid to the need for local neighbourhood facilities within the development or wider area, opportunities to provide and improve local active travel networks and convenient access to public transport, as well as opportunities to enhance local green and blue infrastructure. Additional Information Advice and guidance on site and contextual appraisal as well as the type of design concept information that will be required is contained in Creating Places - Achieving Quality in Residential Developments (DfI, May 2000). This and other supplementary guidance will be taken into account when assessing development proposals. The submission of a Design Concept Statement and associated information will not preclude the need for other detailed assessments or information in support of a planning

100 A summary of the statutory provisions which set out the requirements for Design and Access Statements is set out in the Department for Infrastructure (DfI) Development Management Practice Note 12 (April 2015), or as amended. A Design and Access Statement is required for larger residential proposals that fall under the category of ‘major development’ or all residential proposals (one or more dwellings) that fall within a ‘designated area’, including a Conservation Area, Area of Townscape or Village Character and a World Heritage Site. Good practice guidance is contained in ‘Design and Access Statements - a guide for Northern Ireland’ (currently contained within DfI Development Management Practice Note 12 as above).

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application, for example a Transport Assessment (TA) or an Environmental Statement.

The comprehensive planning of new or extended residential areas is key to achieving sustainable communities and desirable places to live. Piecemeal development can result in the undesirable fragmentation of a new neighbourhood, undermine the overall local character and fail to secure the proper phasing of development with associated infrastructure and facilities. Applicants will be expected to take account of the future development potential of neighbouring lands in their schemes, where relevant, and to demonstrate how they have considered compatibility with adjoining development (existing, approved and planned, as appropriate). The considerations under Policy DES 1 Design Quality, Criteria a) and h), in relation to comprehensive development and providing good local connections, respectively, are particularly relevant.

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Comprehensive Planning

and comprehensive development of the area would be prejudiced, planning permission will be refused. Planning Agreements The Council may be unable to grant planning permission for major residential development, and some smaller schemes, without a Planning Agreement101 being in place. Such agreements may be required for a number of reasons, for instance to safeguard the conservation of a heritage asset; to secure any local facilities and infrastructure, including open space, needed as a result of the development, or otherwise offered by the developer; as well as works to facilitate or improve access to public transport. These agreements will need to be established prior to permissions being granted to ensure that necessary facilities and works are provided and to help guarantee quality and sustainable development.

Where the residential proposal represents the partial development of a site or an area zoned for housing, it will be expected that the design concept demonstrates a holistic and comprehensive approach to the development of the entire site or zoned area. A similar approach should be adopted where a site forms part of a larger development brief / masterplan for an area. The Council would encourage land pooling by owners and developers to facilitate the comprehensive development of residential sites. Where this cannot be achieved, 101 Statutory provision for Planning Agreements is currently contained in Section 76 of the Planning Act (Northern Ireland) 2011.

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Policy HOU 4

Quality in Residential Development Planning permission will be granted for residential development proposals within settlements where the following criteria are met, where relevant.

SOCIAL THEME

The development proposal shall: a) make adequate and appropriate provision for public and private open space and landscaped areas as an integral part of the development. 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 in its integration with the surrounding area; b) provide any necessary local neighbourhood facilities as an integral part of the development; c) incorporate appropriate boundary treatments that positively contribute to the character of the area and quality of the streetscape. Close-boarded fencing will be restricted to private garden areas where it would not have an aspect onto a street/road, footpath, cycleway and/or public space; and d) ensure that all dwellings/units are built to a size not less than those set out in Appendix 5. Established Residential Areas In established residential areas102 planning permission will only be permitted where the proposal would not result in unacceptable damage to the local character and environmental quality of these areas. Planning permission will only be granted for the redevelopment of existing buildings, or the infilling of vacant sites (including extended garden areas) to accommodate a residential development proposal, where criteria a)-d) above are met, in addition to the following criteria e) and f): e) the proposed density is not significantly higher than that found in the established residential area; and f ) the pattern of development is in keeping with the overall character and environmental quality of the established residential area. Conservation Areas and Areas of Townscape/Village Character In the primarily residential parts of Conservation Areas and Areas of Townscape/Village Character, proposals involving intensification of site usage or site coverage will only be permitted in the following exceptional circumstances: i) a residential extension in keeping with the scale and character of the dwelling and its surroundings; or ii) the sympathetic conversion of a large dwelling in appropriate locations to smaller units; or iii) the development of a significant gap site within an otherwise substantial and continuously built-up frontage provided this would respect the density and character prevailing in the area. In each of the exceptional circumstances above, the development proposal shall enhance the character and appearance of the conservation area or preserve it where an opportunity to enhance does not arise.

Justification and Amplification Policy HOU 4 applies to all residential development proposals within settlements. The policy contains a number of design considerations that specifically apply to residential development proposals, that 102 As defined in Appendix 6

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are in addition to the general urban design and place-based considerations contained in Policy DES 1 Design Quality. These two policies together provide the main considerations that the Council will take into account in assessing the quality of proposals for new residential development, including those within established

residential areas, as well as Conservation Areas and Areas of Townscape/Village Character. The Council is committed to ensuring high standards of design, layout, and landscaping in all new residential development, with the aim of creating attractive, safe, and sustainable places to live,

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All planning applications for residential development are required to be accompanied by a Design Concept Statement in accordance with Policy HOU 3. Applicants should also be aware of the requirement for certain applications for residential development to be accompanied by a Design and Access Statement (D&AS) under legislation103, including those within a designated area (e.g. a Conservation Area). In assessing proposals, consideration will also be given to the design guidance set out in Creating Places - Achieving Quality in Residential Developments (DfI, 2000) and the urban design principles outlined in Living Places - An Urban Stewardship and Design Guide (DfI, Sep 2014). Public and Private Open Space, Landscaped Areas Open space has recreational and social value and impacts positively on health and wellbeing. It is also considered vital to the overall design quality of the development. It can help promote biodiversity and contributes to the creation of an attractive, sustainable and varied residential environment, helping to ‘green’ an area, soften environmental impact, mitigate flood risk and foster a sense of community.

Public Open Space Careful consideration should be given to ways of integrating pleasant, attractive and landscaped areas of public open space, including where appropriate, children’s play spaces, as an integral element of new residential development to meet the needs generated by that development. All open space areas should be appropriately located, well-proportioned and suitably planted. Narrow or peripheral tracts which are difficult to maintain will not be acceptable. It is important that our outdoor public open spaces are well looked after, to ensure they endure into the future. Landscaping details should be accompanied by appropriate long-term management and maintenance arrangements for the outdoor spaces and planting. Policy OSR 2 Public Open Space in New Residential Development sets out the requirements for public open space provision in new residential development as well as the management and maintenance requirements for public open space. Private Open Space Well-designed space around residential buildings can add greatly to the character, attractiveness and functionality of a development. All types of residential development (including specialised residential accommodation) shall provide good quality in-curtilage private/ communal open space. It should be designed for a range of uses

and activities, depending on the needs of the residents, including space for play, seating, drying clothes and bin storage. In new developments, a variety of garden sizes and usable open spaces will promote diversity and give greater choice for potential residents. Developers should therefore make adequate provision for private open space in the form of gardens, patios, balconies or terraces depending on the characteristics of the proposed scheme and the surrounding context. For apartment developments, private open space may be provided in the form of communal gardens where appropriate management arrangements are agreed.

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that support the wellbeing of current and future generations. A quality design will come from achieving a balanced response to all the factors that influence a development proposal, and that is focused on the needs, assets and identity of the area.

Private front gardens have an important role in softening urban environments. They also provide an intermediate space between the public realm and the privacy of dwellings. There should be a clear distinction between public and private spaces. Private gardens should be wellproportioned and relate well to the living accommodation. They should not be broken up into smaller areas such that they detract from the enjoyment of the overall space to an unreasonable degree. The gardens should be sufficient in size to allow for houses to be adapted and extended in the future while retaining reasonably sized, functional amenity space. This will help meet the changing needs of residents, as well as ensure that neighbouring amenity can be protected. Residential

103 A summary of the statutory provisions which set out the requirements for Design and Access Statements is set out in the Department for Infrastructure (DfI) Development Management Practice Note 12 (April 2015), or as amended.

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development proposals should aim to exceed the minimum space standards for private amenity provision, as outlined in Creating Places Design Guide, as generous, well-designed private open space enhances the quality of life for prospective residents. Particular care is needed when developing close to existing trees and/or hedgerows, to ensure that they can be suitably protected from built development and that appropriate amenity distances can be maintained, in accordance with Policy DES 3 Trees and Hedgerows. A key factor in ensuring space is useable is its capacity to receive natural light, which may be affected by the positioning of existing and proposed buildings, as well as trees and hedgerows. Additional space should be provided in gardens where they would otherwise be significantly impacted by overshadowing and/or the overbearing effect of buildings, trees and/or hedgerows. Where balconies and roof terraces are included, it should be demonstrated that they will benefit from adequate daylight and sunlight. Excessive changes in levels should not be taken up across private back gardens. Where housing is set across sloping ground, useable terraced space should be provided. High retaining walls should be avoided in accordance with DES 1 Design Quality: (Criterion b). Private communal amenity space associated with apartments should be easily accessible for residents, well-proportioned and secluded from vehicles. The space should feel safe, benefitting from good surveillance, and contribute to the overall design quality of the development.

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Landscaped Areas Landscaping proposals should include, where appropriate, planted areas or discrete groups of trees along site boundaries to soften the visual impact of development and assist in its integration with its surroundings. The scale, density, and type of planting should reflect the character of the area and complement existing vegetation. In addition to visual benefits, these measures can help enhance biodiversity and contribute to climate resilience. Local Neighbourhood Facilities The need for local neighbourhood facilities to be provided in conjunction with proposals for new residential development will generally be identified at Local Policies Plan stage, as part of housing zonings. Other proposals brought forward by developers will be considered on their individual merits. Where such a need is identified it will be a requirement that the developer provides this facility as an integral part of the development. Local neighbourhood facilities can include social and community uses such as schools, crèches, surgeries, local shops and play facilities. 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. The location and design of such facilities should respect the amenities of residents in both existing and proposed housing. The Council is aware that the provision of local facilities and community buildings may impose additional costs on developers. It however 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 Section 76 Planning Agreement with the Council. See Policy DC1 Developer Contributions. Boundary Treatment Boundary treatment, including means of enclosure, can have a significant effect on the quality and character of a residential development and the wider built environment. Boundary treatment should therefore be designed and sited to complement its setting and, where appropriate, the overall scheme. Appropriate hedge planting and well-designed walls and/or railings should be used to provide security and privacy to dwellings/residential buildings and where needed to define boundaries. Close-boarded fencing will be largely resisted as it can have a negative impact on the visual amenity and character of an area. Whilst sometimes necessary for security and privacy, close-boarded fencing shall be limited to private garden areas where it does not have an aspect onto a street/road, footpath, cycleway or public space (i.e. it has an elevation that faces onto, including where it is angled to and/or positioned behind a driveway, garden area or verge). Planting can be used alongside hard boundary treatments to soften their impact and contribute to the greening of the urban environment.

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Unit Size

It is essential that all new residential units are sufficiently spacious, in order to provide an acceptable standard of living accommodation for occupants that enables residents to live comfortably, particularly if they are to prove attractive to families with children on a long-term basis. The size of the home should be adequate for the number of people that could be living there and, where appropriate, designed to meet the particular needs of the occupant(s). As a general principle, an inclusive approach to design should be taken to ensure that residential buildings are accessible to as wide a range of people as possible. All homes or residential buildings should provide adequate storage space for general needs, waste and recycling, and bicycles. Internal storage space should be free of hot water cylinders, boilers, heat exchangers and washing machines. All dwelling, flat and apartment units must meet the minimum space standards contained in Appendix 5 unless the proposal is within one of the locations listed in Appendix 6 Definition of an Established Residential Area, as an exception.

The Council will not permit proposals for new housing development in established residential areas (see definition in Appendix 6) where these would result in unacceptable damage to the local character and environmental quality of these areas. Whilst the majority of established residential areas do not have the distinctive character of Conservation Areas (CAs) or Areas of Townscape/Village Character (ATCs or AVCs) this does not mean that their quality of residential environment is unimportant. These areas too can be vulnerable to changes in their physical environment particularly from the redevelopment of existing houses and development on infill sites at higher densities than that of the surrounding area. It is important that future housing development in such areas is carefully managed, to ensure that the local character and environmental quality of these areas is at least maintained, if not enhanced (in line with Policy DES 1, Criterion b). The impact of the development on the amenity of neighbouring residents is an equally important consideration, as set out in Policy GP 4. An analysis of the context will be particularly important at design stage. Great care must be taken to ensure that development or redevelopment schemes do not unacceptably damage the established local character and environmental quality of the residential area. New infill housing in such areas will not always be appropriate, particularly in many older residential areas with distinctive townscapes. Intensifying the scale and massing

of built form in such areas can adversely affect local character and lead to a loss of valued open garden spaces, mature trees and shrubs. When combined with the impact of ancillary activities such as car parking and refuse storage, such development, if unchecked, can undermine the qualities that people value, and damage existing local character and built heritage. Similarly, the creation of access(es) to backland development may not be appropriate where it would harm townscape and/or landscape character.

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The size of a home is a key factor in defining who can live there and use the property. It can also limit housing choice in an area and prevent the creation of balanced communities.

Established Residential Areas

It is also important that full account is taken of the potentially damaging effect of cumulative changes in a neighbourhood, by which individual proposals, although not detrimental in isolation, could be judged to be detrimental when considered alongside other recently approved development. Redevelopment schemes in established residential areas are generally considered to be the least attractive option for residential intensification. Accordingly, proposals for the sympathetic re-use of existing buildings (i.e. conversion and extension), as opposed to proposals involving demolition and redevelopment will normally be looked at more favourably. The demolition of an existing property will not create a presumption that permission will be granted for more intensive and high-density development. Inappropriate development cannot be justified as a means to remedy an eyesore caused by demolition and the deliberate creation of vacant land.

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Density In established residential areas, it is imperative that the proposed density of new development will respect the established local character and environmental quality. The proposal must not result in town cramming whereby an unsympathetic level of development is forced onto the site (i.e. overdevelopment). Care should be taken to respect the density of surrounding housing and the footprints of existing buildings. An increase in density, such as with the conversion of an existing house into apartments, can result in the need for additional car parking and circulation space. Where not properly managed, this can impact adversely on the street scene, reduce on amenity space, result in the loss of significant vegetation and cause an unacceptable impact on residential amenity (under Policy GP 4) as a result of noise and increased activity. The capacity of the site to accommodate sufficient parking to meet the needs of the residents and visitors, and in a manner that is sensitive to the site, its surroundings and its neighbours, is a critical consideration in securing the success of a conversion scheme. Proposals, which would result in the loss of established boundary treatments and the creation of extended areas of hardstanding that detract from the character and quality of the streetscape will not be acceptable. Dwellings with smaller frontage areas may provide the greatest challenge. Pattern of Development The local pattern of development helps to determine the character and identity of an established residential area. New development should protect and, where possible,

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enhance the characteristics which contribute positively to its overall character and environmental quality. Some of the key characteristics include:

and road layouts within the existing street layout. The aim must be to achieve continuity in design and character in terms of both the streetscape and landscape.

- the building line, including the set back from the street. This can provide a buffer to the street that is capable of accommodating suitable planting or defensible space;

In considering proposals for the conversion and extension of large houses, the Council will need to be satisfied that any extension will harmonise with the existing dwelling in scale, style and the use of materials, and not overdevelop the site.

- boundary treatments, which often consist of existing trees and hedgerow planting; - the footprints of existing buildings and the relationship of the scale of buildings to gardens and open space, including the spacing between; and - varied rooflines, with a variety of pitches, which can improve the richness of the townscape. The successful integration of new housing in established residential areas will require an approach that is sensitive to the townscape and landscape setting, as well as to the residential amenity of neighbours. New development will be expected to respect the pattern of development in the local area, in terms of the layout of streets, development blocks and plots (i.e. the urban grain), as well as the prevailing local character in terms of how buildings sit within plots and how they relate to the street and neighbouring properties. It must also fit sympathetically with the scale, massing, height and appearance of surrounding housing. The Council will pay particular attention to how the layout will impact on existing landscape features, the treatment of new boundaries (including the interfaces between properties) and the integration of new accesses

Conservation Areas and Areas of Townscape/Village Character In assessing housing proposals in Conservation Areas and Areas of Townscape/Village Character, the protection of the existing character and distinctive qualities of the area will be paramount. Notwithstanding the Council’s 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 not normally be acceptable. Such proposals usually involve demolition, plot sub-division or plot amalgamation which can be particularly detrimental to their character and appearance. Proposals involving intensification in these areas will only be permitted for the exceptional circumstances listed in the policy (Criteria i-iii) and where these are in accordance with Policy HE 9 New Development in a Conservation Area and Policy HE 12 New Development in Areas of Townscape or Village Character.

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Policy HOU 5 Residential Mix

Planning permission will only be granted for new residential developments within settlements of 10 or more units, or on sites of 0.5 hectares or more, where a suitable mix of house-types and sizes is provided. In smaller schemes, which fall below these thresholds, the need to provide greater variety in type and size will be considered on individual merits.

Where apartment/flat development of 10 or more units is proposed, variety in the size of units will normally be required. An exception to this requirement may be permitted where the apartment/flat scheme forms part of a larger residential development and a suitable mix of house-types/unit-types and sizes is proposed overall.

SOCIAL THEME

The required mix of house-types and sizes will take account of the prevailing housing need in the area, the specific characteristics of the development, its size, its location and context, and its contribution to a balanced and sustainable community.

Development proposals on sites that have been artificially divided for the purpose of circumventing the policy requirements will be considered cumulatively. Where a phased approach to the development of land is to be taken, design concept information shall be provided in accordance with Policy HOU 3 to demonstrate the comprehensive planning of the entire site, or zoned area, and how a suitable mix and distribution of house-types and sizes will be provided. Wheelchair Standard Housing In addition to the above requirements, for all residential development of 10 units or more, or on a site of 0.5 hectares or more, planning permission will be granted where at least 10% of the units are designed to be Wheelchair standard Housing104. An exception to this requirement may be permitted where the applicant is able to demonstrate a case under a competing policy requirement.

Justification and Amplification Achieving balanced communities is one of the major themes for urban housing in regional policy. Promoting a good mix of dwelling types and sizes in residential development will help support more socially diverse, inclusive and balanced communities by providing a better choice of housing to suit all needs and ages. This includes single persons, couples, families, older people, people with disabilities, and people who require affordable housing. A greater residential mix in a locality can promote social integration and ensure people do not have to move out of the

area to find a suitable size or type of dwelling (e.g. to meet the needs of a growing family). It can assist in the promotion of greater affordability and improve opportunities to access employment as well as to shopping, services and community facilities, which helps to improve health and well-being. A good mix of house-types and sizes can enhance opportunities for shared neighbourhoods and the creation of shared space. It can also introduce greater visual variety and interest within a development, thus helping to avoid large areas of housing with similar characteristics. An appropriate mix of tenures will be required through Policy HOU 6 Affordable Housing in Settlements,

determined by the local need for social rented and/or intermediate housing. Tenure mix across non-affordable housing (market housing) will be determined by the local housing market. The threshold for providing a variety of house-types and sizes reflects the housing land profile within the Borough’s settlements. A higher threshold than 10 units (or 0.5 hectares) would exclude a large proportion of available housing land. Smaller sites can also contribute to residential mix to the benefit of the development and the local community, particularly in areas where the larger sites (that meet or exceed the threshold) are not available nearby and in villages and smaller settlements where sites tend to be smaller overall. In

104 Wheelchair Standard Housing is that designed to meet DfC’s Wheelchair Housing Design standards contained in the Housing Association Guide (HAG).

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such instances, a range of housetypes and sizes will be encouraged by the Council.

impaired mobility and to facilitate downsizing (which can help release family sized properties).

A minimum 10 units threshold will normally apply to apartment/flat developments to better reflect the typical local scale of development. In such cases, an appropriate mix will be required through a variety in the size of apartment/flat units. Flexibility however will be allowed in the policy requirement, as an exception, where the apartment/ flat scheme forms part of a larger residential development and a suitable mix of house-types/unittypes and sizes is to be provided overall.

The Council recognises that the appropriate mix of house-types and sizes will be influenced by a variety of factors including the location and context of the site, the size and characteristics of the scheme and the housing need in the local area, as well as the wider objective of achieving balanced and sustainable communities. The residential mix in the surrounding area may also have a bearing. In addition, the character of local built development, including the historic environment, may not lend itself to a certain density, layout, form or design. Requirements will also vary by tenure, depending on local needs. Applications will therefore be determined on a case-by-case basis in response to up-to-date evidence and local circumstances.

Local Housing Market Analysis (HMA) and Housing Needs Assessment (HNA), carried out periodically by NIHE (and available on their website), provides an evidence base to inform an appropriate residential mix to meet local needs and demand, in terms of house-types, sizes and tenures. The appropriate type and size of affordable and supported housing is determined by NIHE in accordance with DfC Guidance. In such cases, developers should engage with a registered housing association at early design stage. Current analysis of the housing market shows a continuing ageing of the population and falling household sizes over the plan period. The number of households with children is also projected to fall105. These projections indicate a need for more smaller sized new build residential units in the longer term. Developers will be encouraged to provide single storey dwellings/ units within the overall residential mix in new developments, to cater for older people, those with

Where a phased approach to development is to be taken, design concept information (as referred to in Policy HOU 3) will be required to demonstrate that a suitable mix of house-types and sizes will be distributed across the entire development. This will help ensure access to local facilities and public transport is equitable. Any artificial sub-dividing or phasing of sites to avoid compliance with the policy will be unacceptable. A consistent design quality will be required across the full variety of house-types and sizes in all areas of the development, irrespective of the tenure type. Wheelchair Standard Housing Wheelchair Standard Housing supports independent living, promotes an inclusive society and reduces the need for costly

105 NIHE Strategic Housing Market Analysis, South-East Region Report, June 2022.

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and disruptive adaptations in the future. It is primarily designed to aid independent living for people with physical disabilities and those who also need a wheelchair for day-to-day mobility and require the larger areas and circulation areas afforded by this accommodation type. Based on the 2021 Census, 9.6% of people in the Borough lived in accommodation that had been adapted internally for wheelchair use, an increase of 2.5% in 10 years (i.e. 7.1% based on the 2011 Census), with over 5% of people aged 65+ having a mobility or dexterity difficulty that requires the use of a wheelchair. An increasing older population over the LDP period is likely to increase the need for accommodation that is suited to wheelchair users. The minimum 10% requirement within schemes of 10 units or more would deliver sufficient wheelchair Standard units to meet future needs at the local level. Where a minimum of 10% of the total number of units would not result in a whole number of units, this should be rounded up to the nearest whole unit. When designing a new development, applicants should refer to the Wheelchair Housing Design Standards contained in DfC’s Housing Association Guide (HAG). It is recognised however that, in some exceptional cases, not all standards may be achievable whilst still meeting other planning requirements. For example, the conversion or retrofitting of an historic building for apartment use may require some standards to be applied flexibly to prevent harm to the historic fabric of the building.

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Policy HOU 6

Affordable Housing in Settlements Housing proposals within settlement limits for: a) 10 residential units or more; or b) on sites of 0.5 hectares or more

Affordable housing units will normally be required to be provided on site as an integral part of a mixed tenure development, interspersed with and not readily distinguishable from market housing. Where it is demonstrated by the applicant that the requirements of the policy cannot be met in full on site, an alternative provision will normally be required.

SOCIAL THEME

must provide a minimum of 20% of the proposed units for affordable housing.

Proposals that have artificially subdivided a larger site in order to circumvent the requirements of this policy will not be permitted. Exceptions The requirement to provide a minimum of 20% of the proposed units for affordable housing may be reduced or removed, as appropriate, where: i) it is demonstrated that there is either no local need for affordable housing or the local need is lower than the threshold amount; or ii) it is demonstrated that it would not be viable for the proposal to provide the required level of affordable housing units; or iii) the proposal is part of a wider phased development in which case the applicant will be required to provide design concept information to demonstrate the comprehensive planning of the larger site or zoned area and that a suitable mix and distribution of affordable housing units will be provided throughout with details of how such provision will be secured.

Justification and Amplification The provision of affordable housing106, as part of a wider housing mix, is fundamental to building balanced, inclusive and sustainable communities. Historically, social housing providers have experienced difficulties in securing the land necessary to provide affordable housing. By seeking a proportion of affordable housing alongside market housing, it will help ensure appropriate delivery at the local level, where the identified need is. This will be informed by a Housing Needs Assessment periodically carried out by the Northern Ireland Housing Executive (NIHE). This policy-based approach will provide

consistency and proportionality across development sites, and ensure faster delivery compared to reliance on Key Site Requirements on zoned sites. Policy HOU 6 will not apply to proposals for specialised residential accommodation, including residential care homes and supported housing (refer to Policy HOU 9). To help meet local affordable housing needs, the policy will normally require developments of 10 units or more, or on sites of 0.5 hectares or more, to provide a minimum of 20% of the units as affordable housing. Where a minimum of 20% of the total number of units would not result in a whole number of units, this

should be rounded up to the nearest whole unit. In determining the appropriate mix of affordable housing (social rented and/or intermediate housing) in terms of size, type and tenure, an up-to-date statement of need provided by NIHE via the statutory consultation process shall be taken into account. The SPPS indicates that the definition of intermediate housing may change over time to incorporate other forms of housing tenure below market rates. The NI-wide definition of Affordable Housing may be further expanded in the future to include other products to assist eligible households into affordable housing. Where this is the case,

106 The definition of affordable housing, which is provided by the Department for Communities (DfC), is contained in the NI Strategic Planning Policy Statement (SPPS). See Glossary for definition (including the two main types of affordable housing - social rented housing and intermediate housing).

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such additional products will be considered suitable to help meet the affordable housing obligations of the policy in the future. Applicants must provide robust evidence to justify lowering or removing the affordable housing requirement on a site. The Council will consult with NIHE on such cases. This policy does not preclude the Local Policies Plan varying the proportion of affordable housing through a Key Site Requirement (KSR) on zoned housing land, where this approach is necessary to meet local need. It also does not preclude applicants from proposing affordable housing units in smaller schemes of less than 10 units (or 0.5 hectares in area) on a voluntary basis. Applicants/developers are advised to liaise closely with a Registered Housing Association, NIHE and/or other partners (i.e. Intermediate Rent Operator 107 and/ or Intermediate Housing for Sale Operator108 at early design stage, prior to submitting a planning application, to discuss the exact number and mix of affordable housing units to be provided along with all other relevant matters relating to the design, construction, financing and transfer of the completed units. This will ensure that the provision will meet local need, identified through an up-to-date Housing Needs Assessment (HNA). To demonstrate compliance with the policy, the applicant will be expected to provide a breakdown of the affordable units included within detailed schemes by number, type and size. 107 Currently Maple & May. 108 Currently Co-Ownership. 109 Sometimes known as tenure-blind.

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The location of these within the scheme layout should be clear. Social housing units will be expected to meet the latest design standards as set out in the DfC’s Housing Association Design Guide. Intermediate housing units for rent will be expected to comply with DfC’s Intermediate Rent Policy and Design Standards (available on their website). The requirements for intermediate housing for sale should be discussed with CoOwnership. The affordable housing threshold will not be applied by the Council where NIHE confirm that the local affordable housing need has been fully met at that time and no further units are required to be delivered. A mixed tenure development is one that combines a range of tenure options, which can include owner/occupied housing, shared ownership housing and rental properties (social, intermediate and private). The Council will seek an appropriate mix of house-types, sizes and tenures, in line with Policy HOU 5 Residential Mix. To achieve a successful mixed tenure development, the affordable housing units should be interspersed with the market housing within the same site (known as ‘pepper-potting’), rather than concentrated in certain parts of the site. A common design approach should be used across tenures, whereby the affordable housing units are not readily distinguishable from market housing within the development in terms of appearance (i.e. external design, materials and finishes)109.

Visible differences in tenure can contribute to a sense of difference and division between residents, which would be at odds with the objective of achieving mixed tenure communities where neighbourly relationships can thrive. Planning permission will normally be refused where schemes would not provide successful integration of the affordable housing units in new developments. However, in the case of apartment developments, some clustering of units may be considered appropriate where ‘pepper-potting’ would lead to less efficient management arrangements. Applicants will not be permitted to artificially divide a site to avoid meeting the affordable housing requirement. Partial development of a site will only be acceptable where an overall design concept demonstrates that the full provisions of the policy can be met and that future affordable housing delivery can be ensured through a Section 76 Planning Agreement. The provision of affordable housing across the overall site or zoned area, through a phased approach, shall be considered cumulatively. Phasing proposals should be discussed with the Council at an early stage to ensure that the affordable housing can be developed in a comprehensive way over the overall scheme, within an appropriate time. The onus is on the applicant to demonstrate how meeting the requirements of the policy in full would make the scheme unviable, through the submission of a Viability Assessment undertaken and prepared by a suitably qualified professional. If viability is known to be an issue, this

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should be discussed with the Council prior to submitting a planning application. SOCIAL THEME

In circumstances where it is demonstrated to the Council that full compliance with the policy is not viable, the Council will consider suitable alternatives on a case-by-case basis. Suitable on-site alternatives may include adjusting the mix110 and/or phasing of the affordable housing units; and, as an exception, a reduced proportion of affordable housing units. Where it is demonstrated that suitable on-site provision is not viable, the Council may consider off-site provision within the same housing needs assessment area; or where appropriate, a financial contribution111 (commuted sum) in lieu of on-site provision. Any off-site provision or financial contribution will be expected to reflect the provision of an equivalent amount of affordable housing as would have been required on site. Off-site provision should not lead to an over concentration of affordable housing in one location. In considering planning applications to which this policy applies, the Council will engage with relevant stakeholders and be informed by the latest published advice, as appropriate. Where a Section 76 Planning Agreement is needed between the Council, the developer and any other interested parties, to secure the delivery of affordable housing, it will be required to be in place in advance of planning permission being granted.

110 Tenures and/or house-types/sizes. 111 See related Policy DC 1 Developer Contributions.

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Policy HOU 7

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Conversion or Change of Use of Existing Buildings to Flats or Apartments Planning permission will only be granted for the conversion or change of use of existing buildings to flats or apartments (including living over shops) in a settlement, where all the criteria set out in Policy HOU 4 and all the criteria set out below are met: a) the proposal maintains or enhances the character and appearance of the existing building, including its form, design, architectural features and setting; b) the original property is greater than 150 square metres gross internal floorspace; 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 proposal does not contain any flat or apartment which is wholly in the rear of the property and without direct, safe and secure access to the public street; and e) proposals above shops and other business premises are compatible with and do not prejudice the operations of the commercial businesses below or adjacent. As far as is practicable, separate access shall be provided to the residential unit(s) to that used by the commercial business. Exceptionally, a more flexible approach to the floorspace requirement in criterion b) may be applied for suitable conversion proposals where increased housing density is appropriate within designated city or town centres or sites adjacent to main public transport corridors.

Justification and Amplification This policy applies to the conversion or change of use of dwellings and other buildings to flats, apartments, including living over shops accommodation within settlements. A conversion involves altering a building or part of a building for a new use. This may also include extending the building. The conversion and reuse of existing buildings for flats or apartments above shops and other business premises is consistent with achieving more sustainable forms of residential development and makes an important contribution to meeting the varied housing needs of the whole community, it assists with the creation of balanced communities, and can also support urban regeneration and the safeguarding of the historic environment. ‘Living Over the Shop’ brings many social and economic benefits and is a cost-effective means 184

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of accommodating additional housing. Underused or wasted space is brought back into use and the fabric of buildings is put into good repair and maintained. It can provide a useful source of affordable rented housing and can contribute to the vitality and viability of town centres. This will make an important contribution to meeting the varied housing needs within the Borough while also assisting with the creation of balanced communities. Any proposals involving an extension or alteration are required to be consistent with the considerations contained in Policy HOU 11. In addition, the Council would need to be satisfied that any extension will: • harmonise with the existing dwelling in scale, style and the use of materials; • not be detrimental to the amenities of adjoining properties, particularly in terms of privacy and their right to light;

• not overdevelop the site in terms of mass or density, as this can contribute to the loss of character of existing residences; and • retain an acceptable proportion of amenity space to the built form. The Council seeks to increase housing density without town cramming and ensure that the density of housing developments within established residential areas, (as defined in Appendix 6) together with its form, scale and layout will respect local character and environmental quality as well as safeguarding the amenity of existing residents. It is therefore important that proposals for the residential intensification of existing dwellings or the conversion of other buildings to residential use are carefully considered, to avoid any unacceptable adverse impacts on character, environmental quality and amenity of the neighbourhood. Common issues that can have a negative impact include

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Character and Appearance Proposals must maintain or enhance the character and appearance of the existing building, including its form, design, architectural features, and setting. With an emphasis on design quality, place-making, and sustainability, the Council’s overall aim is to ensure that converted buildings and residential intensification schemes are in keeping with, or where possible improve upon, the character and appearance of the host building. Such schemes should harmonise with adjacent properties and maintain or enhance the visual amenity of the area, contributing positively to the overall character and environmental quality of existing residential areas, in accordance with Policy DES 1 Design Quality. The cumulative impact of development will be carefully considered, as proposals that may appear acceptable in isolation could be deemed harmful when viewed in the context of other recently approved developments. To ensure a quality residential environment is achieved, the normal design considerations in Policies DES 1 Design Quality, HOU 4 Quality in New Residential Development and General Policies GP 1-4 will apply, along with all other relevant LDP policies. Policy HOU 7 sets out additional considerations, beyond those outlined in the preceding policies, which specifically apply to proposals involving the conversion and/or subdivision of existing buildings.

Minimum Floorspace To ensure that individual properties are appropriate for conversion, a minimum size limit is placed on properties which will be permitted for conversion to flats or apartments. This will also prevent an intensification in areas where smaller units are prevalent and which lack the space to provide the necessary infrastructure to support the increased population. Exceptionally, a more flexible approach to the 150sqm minimum floorspace in criterion b) may be applied for suitable conversion proposal where increased housing density is appropriate within designated city or town centres or sites adjacent to main public transport corridors. Self-contained Units All flats or apartments must be self-contained, where each unit must have its own bathroom, w.c, and kitchen facilities available for use only by the occupiers. This ensures a quality residential environment and supports the creation of sustainable living spaces. All main living rooms and bedrooms should enjoy natural light and a pleasant outlook, although internal ’core’ kitchens and bathrooms can be acceptable subject to suitable mechanical ventilation. Rear Access The development should not contain any flat or apartment which is wholly in the rear of the property and without direct, safe, and secure access to the public street. Each new residential unit must be easily accessible from the public street or road to ensure that occupants do not feel unduly closed off, unsafe or unsecure.

Compatibility with Commercial Uses Proposals for residential use above shops or other business premises must be compatible with and not prejudice the operations of the commercial businesses below or adjacent. As far as is practicable a separate access should be provided to the residential units from the public street, distinct from that used by the commercial business. Consideration must also be given to the relationship with any approved or other committed business uses that could potentially be developed. Where a conversion or residential intensification scheme above a shop or business necessitates alteration to an existing shopfront, Policy DES 4 will apply.

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overlooking, increased traffic congestion, increased parking pressure, the loss of family sized homes and loss of amenity space.

Private amenity space and parking provision are also vital elements of a quality residential environment therefore development proposals must comply with HOU 4 Quality in Residential Development and TRAN 7 Parking and Servicing Arrangements. Provision for the appropriate management of recycling and other waste generated by residential units must comply with Policy GP 1 (Criterion e) and Design Quality Policy DES 1 (Criterion b), particularly in relation to visual amenity. Waste storage areas should be conveniently located for residents but unobtrusive and hidden from public view, ideally within rear private amenity space so as not to impact adversely on the appearance of the development and the surrounding area.

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Policy HOU 8

Houses in Multiple Occupation (HMO)

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Planning permission will only be granted for a House in Multiple Occupation112 development proposal, where all the following criteria are met: a) The proportion of HMOs will not exceed 10% of the residential properties within a 50 metre radius of the application property; b) Any HMO is not wholly to the rear of a property and without direct, safe and secure access to the public street; c) The proposal would not result in the ‘Sandwiching’ of a non-HMO residential property; and d) The proposal will not result in the clustering of three or more HMOs being positioned directly next to each other. In exceptional circumstances, the Council may permit a development proposal that fails to meet criteria (a) where the applicant can clearly demonstrate a compelling local need for a HMO proposal that would outweigh any concerns regarding unacceptable concentration and intensification of use. In such cases, the applicant will be required to demonstrate how the impacts of the development can be adequately mitigated in accordance with all relevant LDP policies.

Justification and Amplification HMOs provide an important source of accommodation for a range of groups, including students, young professionals, seasonal or short-term contract workers and those on lower incomes. However, it is necessary that the number of HMOs within the Borough is appropriately managed. In addition to the loss of traditional family homes, HMOs can put additional pressure on existing services and infrastructure due to increased population density. If not properly managed high concentrations of HMOs can have a negative impact on existing residents, in terms of environmental quality and amenity, increased noise and other general disturbances. HMOs within our Borough have been created through the conversion and change of use of existing properties that were primarily in residential use.

Although the conversion/change of use of a dwelling from a single household to a HMO does not usually involve any exterior works, the internal layout of the property is often altered to maximise the number of bedrooms, while still providing shared bathroom, kitchen, utilities and common areas, including any garden or yard. The Council places a strong emphasis on good quality design and place-making, with an aim to ensure that the accommodation is of an adequate living standard and that the local character is protected. Policy HOU 8 supports a balanced approach that recognises the role of HMOs in the housing market, while protecting the character and amenity of established residential areas. Achieving balanced communities is a key theme of regional planning policy. Policy HOU 8 seeks to

manage the concentration of HMOs and ensure that they are appropriately distributed within established residential areas. Maintaining an appropriate mix with traditional family housing will help to promote inclusive and balanced communities. Alongside other policy provisions of the LDP, Policy HOU 8 will also help to safeguard environmental quality and residential amenity, maintain adequate parking provision and preserve locally designated areas, including Conservation Areas and Areas of Townscape or Village Character. The 10% threshold within the defined 50 metre radius is designed to prevent over-concentration and maintain balanced communities. The local HMO concentration will be assessed for every development proposal. This assessment will involve drawing a 50-metre radius from the midpoint of the application site frontage (i.e. the proposed HMO frontage).

112 A House in Multiple Occupation (HMO) is defined in Section 1 of the HMO Act (NI) 2016 as a building or part of a building (for example, a flat) that is: • living accommodation • occupied by three or more persons as their only or main residence • those living in it form more than two households, and • rents are payable or additional considerations by at least one of the people living in the accommodation.

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For the safety, amenity and convenience of residents, all HMOs must have direct, secure, safe and appropriate access to the public street or road. HMOs which are wholly to the rear of a property without direct, safe and secure access to the public street will not be acceptable. This policy also includes safeguards to prevent the ‘Sandwiching’ of a non-HMO

residential property and the clustering of HMOs, which can intensify the negative impacts of such development. ‘Sandwiching’ occurs when a non-HMO residential property has an HMO on either side. This has the potential to lead to unacceptable amenity issues for the non-HMO property, due to general disturbance, increased noise, traffic and waste, due to the greater intensity of use of the property. Planning permission will be refused for a HMO proposal that leads to the ‘Sandwiching’ of nonHMO residential property. Clustering of HMOs occurs where a number of HMOs are located close together within a small geographic area, such as a single street. For the purposes of this policy, three or more HMOs, (including the application site), being positioned directly next to each other is considered as clustering. HMO clustering can also affect the overall balance and cohesion of a residential area, potentially leading to increased levels of noise and activity, greater demand on local infrastructure and services such as parking and waste collection. This may gradually erode the character and visual quality of the area, e.g. where streets become dominated by bins positioned to the front of properties and ‘to let’ signs. Development proposals will be refused where the proposal will result in three or more HMOs

being positioned directly next to each other. This consideration will apply to all HMOs regardless of the type of property. This includes detached HMOs and HMOs that are immediately adjoining one another, such as terraced or semidetached properties, where the HMOs share side boundaries or party walls.

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All residential properties whose curtilage (including its boundary) falls within the 50 metre radius will be included in the HMO concentration calculation. Commercial properties, such as shops or offices, will be excluded from the calculation, however where a flat is located above a commercial unit, it will be counted as one residential property. Furthermore, blocks of flats and subdivided properties will be counted as one residential property for the purposes of this policy. If the proportion of HMOs (including the development proposal) exceeds 10% of the total number of residential properties within the 50 metre radius, the development proposal will be refused. For the purposes of this policy, the number of HMOs will be calculated as the total number of HMOs within the 50 metre radius that are registered under the HMO Licensing scheme113 and the number of properties that have obtained planning permission for HMOs, some of which may not yet be licensed114.

Any development proposal for purpose-built HMOs shall also be considered under HOU 4 Quality in Residential Developments and all other relevant LDP policies. This policy does not apply to any use set out in Class C1115 of the Planning (Use Classes) Order (NI) 2015.

113 Under the Houses in Multiple Occupation Act (Northern Ireland) 2016, it is a statutory requirement for all HMOs in Northern Ireland to be licensed (unless a temporary exemption notice is in effect). Belfast City Council, on behalf of each of the local councils across Northern Ireland will be responsible for managing the HMO Licensing Scheme application process, which will include processing all licence requests, validating the requests, checks and inspections of HMO properties, issuing HMO enforcement notices for unlicensed HMOs or breaching licensing conditions. The licensing requirement is a separate process to the planning application process. 114 Where a property has both a license and planning permission it will be counted as one. 115 Class C1: Dwellinghouses Use as a dwellinghouse (whether or not as sole or main residence): a) by a single person or by people living together as a family; or b) by not more than 6 residents living together as a single household where care is provided for residents.

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Policy HOU 9

Specialist Residential Accommodation Planning permission will be granted for specialist residential accommodation within a settlement where the following criteria (a-c) are met:

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a) the accommodation meets an identified local need; b) the design and layout of the accommodation and associated elements is suitable for the intended occupants and the provision of necessary support and care; and c) it provides convenient access to local services and facilities, including public transport. Exceptionally, specialist residential accommodation will only be permitted in the countryside where, in addition to meeting criteria (a-c) above, it: d) involves the suitable extension or alteration to existing specialist residential accommodation. Applicants will be required to demonstrate how the proposal meets the requirements of this policy through the submission of a Specialist Residential Accommodation Statement.

Justification and Amplification Specialist residential accommodation is accommodation that is designed and designated for occupation by people with specific needs or in particular circumstances whose requirements cannot be adequately met through general market housing, normally because they require specialised accommodation-based solutions, extra housing support and/or an element of care in addition to a home. It allows individuals to access accommodation that is more suited to their needs or circumstances116, including older people, people with disabilities and other vulnerable people. Examples of specialist residential accommodation include supported housing, sheltered housing, residential care and nursing homes, and hostel accommodation. It can take the form of individual housing units or rooms/bed spaces within shared accommodation or a care facility.

Policy HOU 9 applies to new purpose-built schemes, the conversion/change of use of a building (or part of a building) to accommodate specialist residential accommodation as well as extensions and/or alterations to existing accommodation. It covers both public and private sector proposals. It is anticipated that an ageing population trend across the Borough over the plan period 117 will increase the need for specialist residential accommodation that caters for older people by reason of the additional demands this growing age grouping places on the care sector. Whilst there is a general preference to enable older and/or disabled people to stay within their own homes and to live independently for as long as possible, it is anticipated that the need for specialist residential accommodation will increase across the Borough in the future. Policy HOU 9 is a response to this.

In all cases, planning applications will be required to be accompanied by a Specialist Residential Accommodation Statement, that clearly demonstrates how the proposal will meet an identified local housing need. This may include up-to-date written confirmation from relevant public bodies involved in commissioning and/or funding the scheme (e.g. NIHE, Health and Social Care Trust and the Probation Board). The content of the SRA Statement will depend on the nature of the need and cover matters such as the location of the proposal, the size of the development and specific design requirements for the development. The applicant will be expected to demonstrate in the statement how the proposal meets all relevant policy criteria. The proposed development must be suited to the needs of its occupants and staff, in particular in terms of accessibility (e.g. for wheelchair users and those who

116 For the purposes of the policy, specialist residential accommodation does not include travellers accommodation. See Policy HOU 10 for travellers accommodation proposals. 117 NISRA Mid 2018 based population projections (published 30 April 2020) show an increase in the percentage of those aged 65+ from 15.0% in 2015 to 20.7% in 2035.

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It is important that new specialist residential accommodation is located within settlements in order to maximise the use of existing infrastructure and services, access to sustainable and active travel options and to contribute towards sustainable communities, whilst protecting the countryside. For these reasons, only proposals to extend, alter and/or otherwise add to existing specialist residential accommodation facilities in the countryside will be permitted by the Council (under Criterion d). Such proposals should not harm the rural character or visual amenity of the countryside.

need to protect the local character and environmental quality of established residential areas. The scheme should be appropriate to its setting.

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are mobility impaired). Adequate and appropriate parking, turning and servicing arrangements should be available for occupants, staff and visitors to the site, having regard for the latest Parking Standards and other relevant design guidance. Emergency vehicles (e.g. doctors and ambulances) should be able to manoeuvre unimpeded within the site.

It should be noted that as specialist housing accommodation does not meet the needs of the general population, such development will be exempt from affordable housing requirements set out in Policy HOU 6.

Proposals for new accommodation within settlements will be expected to demonstrate how convenient access to local services and facilities, such as local shops, health, community and public transport, will be provided. For this reason, small settlements (Tier 4) are not normally suitable locations for specialist residential accommodation, particularly larger proposals such as residential care and nursing homes. Given that specialist residential accommodation may differ in scale, layout and appearance to conventional housing, it is important that considerations under Policy HOU 9 are carefully balanced against other relevant policy considerations, including the

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Policy HOU 10

Travellers Accommodation

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Planning permission will be granted for suitable Travellers-specific accommodation within a settlement, where it will meet a demonstrable need identified in the local housing needs assessment and the following criteria are met, where relevant: a) the proposal is compatible with the surrounding context, including existing as well as other approved or planned land uses, buildings and structures, so as not to have a detrimental impact on environmental amenity, local character or residential amenity; b) each pitch or unit has adequate space for domestic purposes and private amenity; c) where appropriate, suitable provision is made for workspace, play space, amenity buildings, communal buildings and other site facilities; d) adequate space is provided for the parking and turning of vehicles and caravans; and e) an appropriate hard and soft landscaping scheme is provided. Exceptionally, where a need is identified for a transit site or a serviced site (including for a single family), which cannot be met within an existing settlement in the locality, such proposals will be required to meet the sequential test set out below, in addition to the listed criteria above, where relevant. In assessing the acceptability of a site outside a settlement, the following sequential test in terms of location will be applied: i) Land adjacent to the existing settlement limit, subject to amenity and environmental considerations. ii) 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. iii) An undeveloped site in close proximity to the settlement where the development could be visually integrated into the landscape.

Justification and Amplification Policy HOU 10 applies to all proposals for new Travellers accommodation, including the redevelopment of and/or extension to existing Travellers accommodation. Travellers have distinctive needs, which may not be met through conventional housing schemes. A Travellers Accommodation Needs Assessment is periodically carried out by the Northern Ireland Housing Executive (NIHE) to identify specific accommodation needs at the local level. Accommodation that would be considered specific to the Traveller community includes:

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• Grouped Housing - permanent housing specifically designed, with additional facilities and amenities, to accommodate extended family groups.

However, as such a site is only intended to be short-term and temporary (less than 28 days) it will not normally require planning permission.

• Serviced Site (sometimes referred to as a permanent site) - permanent managed facilities, to park a caravan or reside in static ‘mobile home’ type accommodation. Communal and/or individual amenity facilities are provided.

The LDP will identify suitable Travellers sites in the Local Policies Plan to address an identified need and safeguard them for that purpose, unless no longer needed. Where no suitable identified land is available for development, the Council will assess the application on its merits against all relevant LDP policies, taking account of the needs of the individual(s) or family in question.

• Transit Site - a site with basic services for temporary stop-off use by travellers (who wish to remain nomadic). These sites are not intended for use as a permanent lease. • Emergency Halting Site (also known as a Temporary Stopping Place) - a temporary place to park, with appropriate facilities.

The Council will adopt a settlement first approach to the location of Travellers accommodation, in order to maximise the use of existing infrastructure and services, access to sustainable and active

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Communities (DfC) Design Guide for Travellers’ Sites (October 2020) and/or any subsequent guidance of relevance.

The listed criteria cover design issues particular to Travellers accommodation proposals, including the layout of individual pitches for caravans or mobile homes; the parking and turning of caravans; and the potential need for additional site facilities. The policy also requires appropriate hard and soft landscaping.118 Proposals for Travellers accommodation will also be expected to meet the requirements of other relevant LDP policies, to ensure a quality and sustainable development that is compatible with adjoining uses. Depending on the nature, location and detail of the scheme, account should be taken of relevant supplementary guidance, including ‘Creating Places’ (DOE/DfI, 2000) as a guide reference for private amenity space.

Caravan sites are also subject to separate licensing by Local Councils under The Model Licence Conditions 2019 (published by DfI), or as amended.

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travel options and to contribute towards sustainable communities. Protecting the amenity of the rural area is also an important factor.

Proposals for Travellers accommodation should include all amenities, ancillary facilities and site services needed by residents for a suitable standard of living and that are appropriate to the development and its context. A proposal for an individual single-family site may have fewer requirements than a group scheme, such as the need for play space, and this will be taken into account when determining such a proposal. In assessing proposals for Travellers accommodation account will be taken of the Department for

118 For consideration of landscaping proposals, see Policy DES 1 Design Quality (Criterion g) or Policy DES 2 Rural Design and Character in the Countryside (Criterion i), depending on the urban or rural location of the site, along with Policy DES 3 Trees and Hedgerows and General Policy GP 1 Mitigating and Adapting to Climate Change (Criterion b) in relation to tree planting.

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Policy HOU 11

Householder Development

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Planning permission will be granted for a householder development proposal where all of the following criteria and additional requirements are met, where relevant: a) the position, scale, massing and overall design, including external materials and finishes, of the proposal are sympathetic to 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 will not unduly affect the privacy or amenity of neighbouring residents by way of overlooking, overshadowing, loss of light, dominance or other impacts; 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, biodiversity and amenity value; and d) sufficient space remains within the curtilage of the property for amenity and other domestic purposes including suitable parking and vehicle turning where needed. Exceptionally, the requirements set out in policy criteria (a-d) above may be relaxed where it is demonstrated by the applicant that the adaptations are needed to meet the specific needs of a person with a disability or whose mobility is otherwise impaired, and that no practicable alternatives exist. Where the loss of trees and other landscape features is unavoidable, in relation to (Criterion c), suitable compensatory planting and/or other works will normally be required. New planting and biodiversity enhancement measures shall otherwise be provided that are appropriate to the nature, scale and location of the proposal, to help the development integrate into its surroundings and to support wildlife. The detailed guidance set out in Appendix 8 will be taken into account when assessing proposals against the above criteria, along with other relevant supplementary guidance.

Justification and Amplification Policy HOU 11 applies to all proposals for householder development that require planning permission, in both settlements and the countryside. Householder development is development within the curtilage of a single residential property for domestic purposes. It includes works to extend or alter a dwelling, as well as other development within the curtilage of a dwelling (e.g. the erection of a garage, outbuilding or boundary wall, the provision of a new or amended vehicular access and the installation of domestic micro-generation). The policy also applies to single flats and apartments. Householder development excludes any proposed development that would create a separate (additional) dwelling within the curtilage of the existing dwelling.

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The Council wishes to encourage the highest standard of design for all development, including proposals for householder development. Good design will help promote sustainable development and improve the quality of the existing environment. It can contribute to wider place-making, particularly where it improves on previous poor design. Well-designed householder development will also afford appropriate protection of residential amenity. Householder development can have a significant impact on the character and appearance of the local environment. The main causes of harm arise where a residential extension is poorly designed, oversized or badly sited or where inappropriate alterations are proposed. 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 as well as impact on the quality of environment. An extension or alteration can also affect the privacy and amenities enjoyed by neighbouring households, with issues such as dominance, privacy and loss of light often arising. Such works can also result in an unacceptable loss of amenity space or impact on suitable parking and vehicle turning provision within the host property. Applications for householder development, in particular extensions and alterations to the dwelling/residential unit 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 8.

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When assessing proposals for householder development, the Council will have due regard for both existing and approved development in the surrounding area. Sustainable Design In promoting the good design of householder development, where appropriate, the Council will encourage proposals that incorporate features to maximise sustainability, including the use of renewable energy sources, such as solar panels and heat pumps, and measures to improve climate resilience, such as sustainable drainage. The efficient use of resources is also very important. The Council would draw attention to a number of best practice guides on this matter that can assist property owners and their professional advisors in preparing proposals for extending or altering a residential property. For example, Building Research Establishment Environmental Assessment Method (BREEAM),

Eco+Homes: The Environmental Rating for Homes (BRE) and Civil Engineering Environmental Quality Assessment (CEEQUAL). Landscape The Council will resist householder development proposals that would result in the loss of trees and other significant landscape features, in particular trees which are the subject of a Tree Preservation Order (TPO)119 or which contribute to areas designated for their townscape or heritage importance (including within Conservation Areas, Areas of Townscape or Village Character and within the setting of a listed building). Such proposals could include a house extension, a new ancillary building or a new or amended boundary. Where existing trees or other landscape features will be impacted, and this is unavoidable, the Council will normally seek the provision of suitable compensatory planting and/or other works to mitigate against the loss of local environmental quality, minimise visual disturbance and assist in the promotion of biodiversity. Other landscape features may include streams and ponds, as well as dry-stone walls, earth banks and hedgerows. New planting is encouraged in addition to compensatory planting. In both cases, native species trees and hedging should be used as far as possible, along with other wildlife-friendly planting (e.g. pollinating shrubs), unless other species are integral to a historic landscape or more characteristic of an existing area of protected trees (i.e. subject to a TPO). See Appendix 8 for further guidance.

Natural Environment and Biodiversity The Council will give consideration to relevant Natural Heritage Policies contained within the draft Plan Strategy, where a householder development proposal would impact on natural heritage interests. In addition to safeguarding existing trees and other landscape features, as well as providing compensatory and new wildlife friendly planting, the Council will encourage other measures to conserve biodiversity, such as built-in nesting and roosting bricks for birds and bats and green/living roofs and walls.

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The overall aim is to encourage high quality and sustainable design solutions that make a positive contribution to the host property and its environs. Normally extensions and alterations, and other householder development, is designed to tie in with the style, design and materials of the existing property. However, the Council does not wish to stifle or dismiss an innovative or contemporary design solution, particularly where this can deliver betterment, and this will be acceptable where the proposal complements the host property and respects its wider surroundings.

Adaptations for People with Disabilities and/or Impaired Mobility Permission will be granted for suitable proposals involving adaptations to meet the specific needs of a person with a disability or whose mobility is otherwise impaired, to enable people to stay in their own homes longer-term. The projected ageing population across the Borough over the Plan period, as well as the upward trend in the number of older households, suggest that there may be an increased demand for domestic property adaptations to allow older householders to continue to live independently. If imaginative and innovative design approaches are fully explored the Council believes it is generally possible to provide a satisfactory solution in line with the policy. The specific needs of a person with a disability or whose mobility is otherwise impaired are however an important material consideration and exceptionally the policy criteria may be relaxed to meet these needs, where the

119 It is an offence to remove a tree which is subject to a Tree Preservation Order or which is located in a Conservation Area, without the prior written consent of the Council.

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Council is satisfied that there are no practicable alternatives. SOCIAL THEME

Ancillary Accommodation There may be occasions when people wish to provide ancillary accommodation to provide additional living space for elderly relatives or to meet a variety of other personal and domestic circumstances. To be ancillary, accommodation must be subordinate to the main dwelling and its function supplementary to the use of the existing residence. Such additional accommodation should normally be attached to the existing property and be internally accessible from it, although a separate doorway access may also be acceptable. Where an extension to the existing dwelling 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 designed to demonstrate dependency on the existing dwelling. 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 will not be acceptable, unless a separate dwelling would be granted permission in its own right. Other proposals for ancillary residential use which are clearly incidental to the enjoyment of the property, such as a garden room or a gazebo, will be treated on their merits within the terms of the policy. In all cases, the Council will need to be satisfied that the proposed accommodation will remain ancillary to the main residential

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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. Rural Design Care will be needed to ensure that new householder development in the countryside, including a proposal to extend or alter a dwelling, is sensitive to its setting within the rural landscape. This is particularly important where it is proposed to upgrade a small un-improved dwelling to modern amenity standards and for proposals involving ancillary buildings. Other ancillary development such as new or upgraded boundary walls, pillars, gates, fences, hard-standings, driveways and significant level changes can appear out of place in the countryside and harm local landscape character. Suitable new and/or additional planting can assist integration into the landscape, enhance visual amenity and promote biodiversity. This is therefore normally seen as a better planning solution in the countryside than new hard boundary treatment. Historic hedgerows and other ancillary features such as gates, gate posts, pillars, railings and walls make an important contribution to the rural landscape character and should be safeguarded as far as possible. Dry-stone walls can also offer valuable habitats. Careful consideration should be given to the impacts on these ancillary features, to inform how their

retention is balanced against the need for access and sight-line provision. Historic Environment Where householder development proposals would impact heritage assets (built and/or archaeological), the Council will consider the relevant Historic Environment policies, together with relevant supplementary planning guidance, for example Conservation Area Design Guides. Access Where a householder development proposal includes a new access on to a public road, or alterations to an existing access, Policy TRAN 2 Access to Public Roads will apply. This could involve the relocation of an existing access or an additional access to the property. Roadside hedgerows and/or historic dry-stone walls should be retained as far as possible or reinstated behind requisite sight lines associated with a new or upgraded access.

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Policy HOU 12

New Dwellings in an Existing Cluster Planning permission will be granted for a dwelling at an existing cluster of development in the countryside provided it meets all the following criteria:

b) the cluster appears as a visual entity in the landscape and is associated with a focal point such as a social / community building / facility, or is located at a crossroads; c) the identified site provides a suitable degree of enclosure and is bounded on at least two sides with other development in the cluster; and

SOCIAL THEME

a) 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;

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.

Justification and Amplification The overall policy approach is to cluster, consolidate, and group new development with existing established buildings. Whether a cluster of development appears as a visual entity will be assessed on a case-by-case basis; however, it will be dependent upon the cluster’s visible appearance in the landscape, and how the cluster is viewed from different public vantage points. Consideration will be given to the visual relationship the buildings in the cluster share. In cases where there are considerable separation distances between buildings, it is unlikely that it would appear as a visual entity in the landscape. A focal point is taken to be a social or community building/facility which acts as a centre of interest or activity, such as a school, church, community centre or sports club. Buildings and/or focal points within settlements cannot be relied upon as contributing as part of a cluster. For the purposes of this policy, business premises will not normally be considered to be a focal point.

A crossroads is defined as the intersection of two public roads. For the purposes of this policy, this does not include a staggered crossroads or private laneways.

The visual impact of the proposed development will be assessed against policy DES 2.

The application site must be bounded on at least 2 sides with other development in the cluster. The application site should provide a suitable degree of enclosure to allow a new dwelling to be satisfactorily integrated into the landscape. A suitable degree of enclosure may be provided through natural landscape features on the application site, such as mature vegetation aligning the site boundaries. In other cases, the positioning of existing buildings within the cluster, their siting and orientation, may allow for adequate screening of a proposed new dwelling, and may help to minimise any visual impact which the proposal may confer on the surrounding area. Proposals where the proposed site is physically separated from the cluster (e.g. by a laneway) will not be considered eligible under this policy. Whether an application site provides for an adequate degree of enclosure will depend on the characteristics of the application site and can only be assessed on a case-by-case basis.

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Policy HOU 13

Replacement Dwellings

SOCIAL THEME

Planning permission will be granted for a replacement dwelling where the building to be replaced exhibits the essential characteristics of a dwelling and 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. Residential caravans or mobile homes, buildings designed and used for agricultural purposes or buildings of a temporary construction will not be eligible for replacement under this policy. Listed Dwelling Planning permission will not be granted for the replacement of a listed dwelling unless there are exceptional circumstances. Non-Listed Vernacular Dwelling The retention and sympathetic refurbishment, with adaptation, if necessary, of non-listed vernacular dwellings in the countryside will be encouraged in preference to their replacement. Development proposals involving replacement of such dwellings will be assessed as follows: i) If the dwelling makes an important contribution to the heritage, appearance or character of the locality, planning permission will only be granted where it is demonstrated that it is not reasonably capable of being made structurally sound or otherwise improved. ii) If the dwelling does not make an important contribution to the heritage, appearance or character of the locality, planning permission will be granted for a new dwelling. In such cases, the retention of the existing structure will be accepted where it is sympathetically incorporated into the layout of the overall development scheme, for example as ancillary accommodation or a store, to form an integrated building group. 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. In cases where a dwelling has recently been destroyed, for example, through an accident or a fire, planning permission may be granted for a replacement dwelling. Evidence about the status and previous condition of the building and the cause and extent of the damage must be provided. All Replacement Cases In addition to the above criteria, all proposals for replacement dwellings must comply with the following criteria: a) The proposed replacement dwelling must be sited within the established curtilage of the original dwelling, unless either: i) The curtilage is so restricted that it could not reasonably accommodate a modest size dwelling or ii) It can be shown that an alternative position nearby would result in demonstrable landscape, heritage, access or amenity benefits; b) The replacement dwelling must not have a visual impact significantly greater than the existing building; and c) The design of the replacement dwelling is of a high quality appropriate to its rural setting and has regard to local distinctiveness. For the purposes of this policy ‘curtilage’ will mean the immediate, usually defined and enclosed area surrounding an existing or former dwelling house. In cases where the original building is retained, it will not be eligible for replacement again. Equally 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.

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Justification and Amplification

Development 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. A residential caravan or mobile home will not be eligible for replacement. Essential Characteristics of a Dwelling Dwellings eligible for replacement under this policy must as a minimum have all external structural walls substantially intact and exhibit the essential characteristics of a dwelling. For the purposes of this policy, the essential characteristics of a dwelling include those features typically found on dwellings, such as domestic scale windows and doors, porches, chimney stacks (where roof remains). The internal evidence and layout should be indicative of use as a dwelling. The degree to which these features will be found on subject dwellings will vary on a case-by-case basis, therefore it will be for the judgment of the planning officer to determine if this criterion has been met.

Where the original building fabric has been lost to such an extent that the remaining walls are ruinous, or where a dwelling only partially remains, and does not satisfy all of the above criterion, planning permission will not be granted for its replacement. Sited within Curtilage In the interests of sustainability, the proposed dwelling must be sited within the curtilage of the existing dwelling. An exception to this will be where the existing curtilage is very restricted, an extension to the curtilage may be permitted to allow for a modest size dwelling, providing the dwelling does not have significantly greater visual impact than the existing dwelling and complies with policy DES 2. Where an alternative siting for the new dwelling is proposed, the onus is placed on the applicant to demonstrate that an alternative position nearby would result in demonstrable landscape, heritage, access or amenity benefits.

Non-Listed Vernacular Dwellings There is a growing concern that the tendency to replace, rather than upgrade, older dwellings is depleting the Borough’s vernacular rural dwellings, which is increasingly viewed as an important element of our built heritage and local identity. This policy seeks to retain vernacular dwellings and promote their sympathetic renovation and continued use rather than replacement.

SOCIAL THEME

The replacement of existing dwellings is important to the renewal and upgrading of the rural housing stock. 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.

Whilst this policy acknowledges that some of the original fabric of the building may be lost over time, particularly with dwellings which have been abandoned, all four external structural walls must be substantially intact. For each external structural wall to be assessed as substantially intact, a considerable proportion of the original wall must remain. Openings for doors and windows do not contribute to the area of the wall; therefore, it is the arrangement and disposition of what remains of the external wall that is critical to determining whether the external structural wall is substantially intact.

There are a number of characteristics of vernacular dwellings and buildings that may make an important contribution to the heritage, appearance or character of the locality. In applying this policy, regard should be had to Appendix 9 to assist in determining what constitutes a vernacular dwelling or building for the purposes of this policy. If the dwelling makes an important contribution to the heritage, appearance or character of the locality, applications for its replacement should be accompanied by sufficient information, such as a structural engineer’s report, to demonstrate that it is not reasonably capable of being made structurally sound or otherwise improved. Planning permission will not be granted simply because the replacement of the vernacular dwelling is more economically attractive to the developer than the renovation and re-use of the building. Where the replacement of a vernacular dwelling is considered acceptable in principle, the existing dwelling should be retained and sympathetically incorporated into the overall layout of the development scheme.

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Policy HOU 14

Infill and Ribbon Development

SOCIAL THEME

Planning permission will be refused for a dwelling which creates or adds to a ribbon of development. An exception will be permitted for the infilling of a small gap site sufficient only to accommodate up to a maximum of two dwellings 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. For the purpose of this policy, the definition of a substantial and built-up frontage consists of a line of three or more permanent buildings outside settlement development limits, each with its own defined curtilage. Ancillary buildings and temporary buildings shall not be taken into account when determining whether a building forms a substantial and continuous built-up frontage.

Justification and Amplification Ribbon development is detrimental to the character, appearance and amenity of the countryside. It creates and reinforces a builtup appearance along 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 create or add to existing road safety issues. Development proposals that create or add to ribbon development have consistently been opposed and will continue to be unacceptable. A ‘ribbon’ does not have to have a continuous or uniform building line nor be served by individual accesses. Buildings sited back, staggered or at angles and with gaps between them can still represent ribbon development, if they have a common frontage or they are visually linked. For the purposes of this policy, a road frontage includes a footpath or private lane. A building has a frontage to a road, footpath or private laneway if its plot abuts the road, footpath or private laneway. A vehicular access only, however, is not considered to constitute a frontage. Where the frontage is broken by a public road, it is not considered to be continuous.

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Buildings which are considered to contribute to a substantial and continuously built-up frontage shall not include ancillary buildings, such as garages, sheds and domestic outbuildings. Furthermore, for the purposes of this policy, caravans and temporary buildings do not contribute to such a frontage. Agricultural buildings may form part of a substantial and continuously built-up frontage. Many frontages in the countryside have gaps between dwellings or other buildings that provide relief and visual breaks in the developed appearance of the locality and 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. In considering in what circumstances two dwellings might be approved in such cases it will not be sufficient to simply show how two dwellings could be accommodated. Applicants must take full account of the existing pattern of development and produce a design solution to integrate the development proposal.

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Policy HOU 15 Dwellings on a Farm

Planning permission will be granted for a dwelling on an active and established farm, where the applicant has demonstrated that all of the following criteria are met: a) The farm business is currently active and has been established for a minimum of 6 years;

c) The proposed dwelling is visually linked or sited to cluster with an established group of farm buildings on the farm holding, and where practicable, access to the dwelling shall be obtained from an existing lane. As an exception to Criterion (c), consideration may be given to an alternative site elsewhere on the farm, provided there are no other sites available at another group of farm buildings on the farm holding or out-farm, and where there are either:

SOCIAL THEME

b) No dwellings or development opportunities outside settlement limits have been sold off or transferred from the farm holding within 10 years of the date of the application; and

i) Demonstrable health and safety reasons; or ii) Verifiable plans to expand the farm business at the existing group of farm buildings. A dwelling on the farm business under this policy will only be approved once every 10 years. A development 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.

Justification and Amplification In recognition of changing farming practices and to help support rural communities, it is considered that there is continuing need for new dwellings on farms to accommodate both those engaged in agricultural activity and other rural dwellers. An Active and Established Farm Business An active farm is a farm business in which agricultural activity is taking place. For the purposes of this policy, agricultural activity is as defined by Article 4 of the European Council Regulations (EC) No. 1307/2013 as being: i) Production, rearing or growing of agricultural products, including harvesting, milking, breeding animals, and keeping animals for farming purposes; or 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 machinery. A dwelling under this policy will not be acceptable unless the existing farm business is both currently active and has been established for at least 6 years. The onus will be placed on the applicant to demonstrate that their farm business meets these requirements. Applicants should provide the farm’s DAERA Farm Business ID number, along with other evidence, such as Single Farm Payments, to demonstrate that the farm business is currently active and has been established for a minimum of 6 years prior to the submission of the planning application. In cases where this cannot be provided, the Council will require the applicant to submit satisfactory evidence to demonstrate an active and established farm business. Whether the information provided by the applicant demonstrates an active and established farm business will be assessed on

a case-by-case basis, however supporting information must demonstrate current agricultural activity on the land, and that the farm business has been established for a minimum of 6 years. This evidence may include: • Accounts for the business prepared by a qualified accountant (for a minimum 6-year period) • Receipts relating to output and inputs • Bank statements showing income/expenditure relating to receipts • Contract Rearing Agreements • Share Farming Agreements • Evidence that demonstrates the applicant’s direct involvement in the agricultural activity itself, rather than merely renting land out in conacre, and how this can be reconciled with other documentary records relating to the farm business. Details of land taken or rented out in conacre should be identified in all cases.

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Development Opportunities Sold Off or Transferred Planning permission will not be granted for a dwelling where a farm business is artificially divided solely for the purpose of obtaining planning permission or has sold off a development opportunity from the farm such as a replacement dwelling or other building capable of conversion within 10 years of the date of the application. For the purposes of this policy, ‘sold off’ will mean any development opportunity disposed of from the farm holding to any other person including a member of the family. Established Group of Buildings To help minimise impact on the character and appearance of the landscape, new dwellings 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, it reads as being visually interlinked with those buildings, with little appreciation of any physical separation that may exist between them. Where practicable, the access to the dwelling shall be obtained from an existing lane. If the existing building group is well landscaped, or where a site adjacent to the building group is well landscaped, planning permission can be granted for a new dwelling even though the degree of visual linkage between the two is either very limited, or virtually non-existent due to the amount of screening vegetation. It will not be acceptable to position a new dwelling with buildings which are on a neighbouring farm holding. Those farm businesses which do not have an existing established

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group of buildings on the holding will not satisfy Criterion c) of this policy. Alternative siting Where an alternative site is proposed which is removed from existing buildings on the farm, the applicant will be required to submit appropriate and demonstrable evidence from a competent authority such as the Health and Safety Executive or the Council’s Environmental Health Department to justify the siting. Evidence relating to the future expansion of the farm business may include valid planning permissions, Certificate of Lawful Development, building control approvals, or contractual obligations to supply farm produce. Equine Business Under this policy an equine business is to be afforded the same benefits as an established and active farm. 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 6 years. Supporting information may include: • A statement of commercial rateable history for the business, prepared by a qualified accountant; • Copies of appropriate insurances; • Copies of ‘Horse Passports’ (if applicable); and • Any other information considered relevant to the

particular case, such as invoices relating to feeding, breeding, or other costs; statements of a business bank account; invoices or receipts for the sales of animals. The evidence submitted must clearly distinguish between a business operation and those who keep horses for hobby or recreational purposes. Those keeping horses and / or ponies for hobby purposes will not satisfy the requirements of this policy. A key distinguishable feature of a business is the exchanging of money, therefore evidence of financial transactions, incomes and expenditures relating to a business must be demonstrated for a minimum of a 6 year period. The Department of Agriculture, Environment and Rural Affairs (DAERA) will confirm the Business ID number and will be further consulted as necessary for applications for dwellings on farms, including those related to equine businesses. In all cases applicants shall also take account of the supplementary planning guidance ‘Building on Tradition’ in preparing applications.

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Dwellings for Non-Agricultural Business Enterprises

OPERATIONAL POLICIES

Policy HOU 16

Planning permission will be granted for a dwelling in connection with an established non-agricultural business enterprise, where it can be clearly demonstrated that there is a site-specific need that makes it essential for an employee of the business to live at the site of their work.

Planning permission granted under this policy will be subject to a condition restricting occupation of the dwelling in connection with the use of the business.

SOCIAL THEME

Where such a need is accepted the dwelling will need to be located beside or within the boundaries of the business enterprise and integrate with the buildings on the site.

Justification and Amplification 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. 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.

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Policy HOU 17

Personal and Domestic Circumstances

SOCIAL THEME

Planning permission will be granted for a dwelling in the countryside to provide for the long-term needs of an applicant and where there are: a) Compelling and site-specific reasons for this related to the applicant’s personal or domestic circumstances of the case and that genuine hardship would be caused if planning permission were refused; and 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. 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 The Council acknowledges that there may be cases where special personal or domestic circumstances require a new dwelling in the countryside. Applicants will be expected to provide sufficient information to allow a proper assessment of each specific case. This should include: i) A statement detailing the special personal or domestic circumstances supported if appropriate by medical evidence from a medical or health professional ii) 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, occupation or any other details which they feel may support their application iii) Details of why care can only be provided at the specific location and how genuine hardship would be caused if planning permission were refused

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iv) 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 specific need v) Any other information considered relevant to the particular case.

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Policy HOU 18

Affordable Housing in the Countryside Planning permission may be granted for a small group of dwellings in the countryside, close to a village or small settlement to provide affordable housing where a local need for affordable housing is identified through an up-todate Housing Needs Assessment by the Northern Ireland Housing Executive (NIHE) and it is demonstrated that this need cannot be met within a settlement in the locality.

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

ii)

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;

SOCIAL THEME

The following sequential test in terms of location will be applied:

iii) 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. Only one such group will be permitted adjacent to/in close proximity to any particular rural settlement.

Justification and Amplification The majority of land considered by the Council as suitable for housing will be allocated through the development plan process within settlements at the Local Policies Plan stage. For the purposes of this policy a small group of dwellings constitutes around 14 dwellings which may be granted planning permission close to a village or small settlement to provide affordable housing120 to meet the needs of the rural community. The affordable housing needs of rural communities will generally be expected to be met within the Borough’s settlements, however an exception may be made where a specific need for affordable housing has been identified and cannot be met within a settlement in the locality. An identified need may be established through an upto-date Housing Needs Assessment for the Borough, carried out by the Northern Ireland Housing Executive. It is for the

applicant to provide sufficient evidence to demonstrate that the proposal meets an identified need which cannot be met within a settlement in the locality. Applicants are encouraged to liaise with the Council, the Northern Ireland Housing Executive and relevant Housing Association at an early stage when considering what evidence is necessary to demonstrate compliance with this policy.

to the settlement and its existing level of services. Development proposals for affordable housing will also be required to meet policies DES 1 Design Quality and HOU 4 Quality in Residential Development, in addition to other relevant policies.

Applicants will be expected to demonstrate with evidence that the sequential approach set out within the policy has been applied and must justify the site selected. Applicants will also be expected to demonstrate that the potential to locate the necessary housing within settlement limits has been explored and that no sites are available. The appropriate number of dwellings will depend upon the identified need, however, proposed developments should be of an appropriate scale commensurate

120 The definition of affordable housing, which is provided by the Department for Communities (DfC), is contained in the NI Strategic Planning Policy Statement (SPPS), Edition 2 (2025). See Glossary for definition (including the two main types of affordable housing - social rented housing and intermediate housing).

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Policy HOU 19

Residential Caravans and Mobile Homes Planning permission may be granted for a residential caravan or mobile home, for a temporary period only, in exceptional circumstances which include:

SOCIAL THEME

a) the provision of temporary residential accommodation pending the development of a permanent dwelling; or b) where there are compelling and site-specific reasons related to personal or domestic circumstances, in accordance with Policy HOU 17 (Personal and Domestic Circumstances). All permissions will normally be subject to a three-year time limit from the date permission is granted and conditioned that the temporary caravan will be removed at the expiration of that time limit. 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 clustered with an established group of buildings on the farm.

Justification and Amplification 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. One such example is during the development of a replacement dwelling under Policy HOU 13. In exceptional circumstances, the temporary approval may be extended, by way of a further planning application, having regard to the particular circumstances of the case. A residential caravan or mobile home will not be eligible for replacement.

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Open Space, Sport and Outdoor Recreation For the purposes of the Local Development Plan, 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 not only offer opportunities for sport and outdoor recreation, but often are of significant amenity value. Open spaces that are of public value include a broad range of open spaces including: • public parks and gardens (including urban parks, country parks, landscape wedges, forest parks and formal gardens); • outdoor sports facilities (with natural or artificial surfaces) such as pitches, golf courses, athletics tracks, playing fields, tennis courts and bowling greens; • outdoor play areas (including kick-about areas, skateboard parks and outdoor basketball hoops); • amenity open space (often, but not exclusively located in housing developments); • green corridors (including river and canal banks, amenity footpaths and cycleways); • allotments and community gardens; • natural and semi-natural urban green and blue spaces (including woodlands, urban forestry, grasslands, wetlands, open and running water, and rock areas); • cemeteries and churchyards; and • civic spaces including squares and other hard surfaced areas. For the purposes of the Local Development Plan, open space of public value does not fall within the definition of brownfield / previously developed sites. Depending on its size, location, accessibility, landscape design and facilities, an area of open space can serve different needs / perform multiple functions. For example, large areas of open space in urban areas often successfully combine provision for physical recreation, such as sports pitches and children’s play areas, with amenity open space used by people primarily for exercise and relaxation purposes.

Open space can perform a wide range of functions which include: • Strategic functions - where it may define and separate urban areas; provide community greenways, ‘green lungs’ or landscape buffers within urban areas; provide linkages between urban and rural areas; and serve recreational needs over a wide area;

SOCIAL THEME

The Open Space Strategy (SGS 9) in Part 1 outlines the overarching policy aims and provides the framework for the subsequent operational policies related to open space, sport and outdoor recreation.

• Urban quality - where it may help to support regeneration and improve the quality of life for communities by providing visually attractive green spaces close to where people live;

• Promoting health and well-being - where it may provide opportunities for people of all ages for informal recreation, or to walk, cycle or ride within parks and open space or along paths, bridleways and canal banks. Allotments may provide physical exercise and other health benefits; • Havens and habitats for flora and fauna - where it may have potential to enhance or link ecological corridors; • Community resource - where it may be a place for congregating and for holding community events; and

• Amenity value - even without public access, people enjoy having open space near to them to provide an outlook, variety in the urban scene, or as a positive element in the landscape. The functions performed by an area of open space will therefore be considered when assessing a development proposal against the operational policies for open space, sport and outdoor recreation (OSR 1-8). The delivery of the Open Space Strategy will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies.

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Policy OSR 1

Protection and Provision of Open Space Protection of Open Space

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The Council will not permit a development proposal that would result in the loss of existing open space or land zoned for the provision of open space, 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 either of the following circumstances occur: i) In the case of an area of open space of 2 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 facility’s potential to be used for sport and recreation or the overall amenity of the open space. This exception will be exercised only once. All proposals must also demonstrate that the loss of open space will have no significant detrimental impact on the amenity, character or biodiversity of an area. Provision of Open Space Permission will be granted for the provision of new, or extended, public open space where the proposal accords with the provisions of all relevant Local Development Plan (LDP) policies.

Justification and Amplification Protection of Open Space Open space supports many cultural, social, economic, health and environmental benefits. It is essential for both amenity and recreational purposes and often contributes positively to the character, attractiveness and vitality of our cities, towns and villages. Open space can also help to alleviate or reduce flood risk, promote pedestrian linkages and enhance the character of civic buildings, conservation areas, listed buildings and archaeological sites. Open space, whether or not there is public access to it, is important for its contribution to our quality of life by providing important

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green lungs, visual breaks and areas for nature conservation and biodiversity. In recent years, there has been growing public concern about the loss of open space to alternative uses. The use of land as open space, however, is no less important than other uses. It is a valuable resource, and the Council attaches great importance to its retention because, once built on, it is almost certainly lost to the community forever. As such, the Council will operate a general presumption against the loss of open space to competing land uses unless the lands are identified in the LDP for an alternative use, or development proposals meet one of the listed exceptions. All proposals for an alternative use of open space will be assessed with regard to their effect on the

amenity, character, biodiversity, and impact on the Borough’s green and blue infrastructure, while also considering the needs of future generations. The protection of open space is particularly important in urban areas where competing development pressures are greatest, such as the drive to promote more housing within existing urban areas without town cramming. This, however, should not lead to a loss of amenity and indeed places greater emphasis on the need to maintain a well-distributed, wellconnected and accessible supply of open space. The protection and enhancement of sporting and outdoor recreational facilities in urban areas may also reduce the demand for such activities in the countryside. This can sometimes

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help to provide relief for more sensitive landscapes in rural areas.

Exceptions For exception a), applicants will generally be expected to demonstrate, regardless of the scale of the redevelopment proposal, that their proposal is supported by the local community. The Council will consider whether a proposal constitutes ‘a substantial community benefit’ that decisively outweighs the loss of open space on a case-by-case basis. One example could be the provision of affordable or supported housing, where it has been demonstrated by a registered Housing Association or NIHE that there is an identified need in the local area. For exception b) (i), where an exchange is acceptable in principle the Council will secure this through use of planning conditions or, where appropriate, a Section 76 Planning Agreement. This will tie redevelopment to the provision of the new facility and ensure that this is capable of being maintained adequately through appropriate management agreements.

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 future anticipated needs for open space. Any deterioration in the physical condition and appearance 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.

are located outside of residential developments. These types of open space are important components of everyday life, providing many cultural, social, economic and environmental benefits that contribute positively to physical and mental health and a better quality of life for everyone.

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Unzoned land within the settlement limits may not necessarily be considered open space. It is also important to note that ‘open space of public value’ does not fall within the definition of brownfield / previously developed sites. The redevelopment of brownfield / previously developed sites is generally encouraged. Demolished housing sites within NIHE developments, although they may be temporarily grassed over, are not considered to be open space and are therefore suitable for redevelopment for affordable housing, subject to meeting the requirements of the relevant housing policies.

For exception b) (ii), consideration will only be given to redevelopment proposals that are judged to have no adverse effect on the sporting potential or overall amenity value of the open space, and which are restricted to an area no greater than 10% of the total site. To prevent the piecemeal erosion of playing fields and sports pitches by a succession of small developments this exception will only be applied once. 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.

To ensure that there is adequate provision of public open space for current and future generations to enjoy, it is important that the delivery of new public open space is supported in appropriate locations and is compatible with surrounding land uses. As such the acceptability of all proposals, including those seeking additional / extended public open space, must be assessed against all relevant planning considerations such as design, public safety, location, amenity and accessibility. Proposals will therefore be required to meet the provisions of all relevant LDP policies, including the General and Design and Place Making policies.

Provision of Open Space The Council will support the provision of new, or extended, public open space where the proposal accords with the provisions of all relevant LDP policies. This policy applies to all proposals for public open space that are not specifically covered by other open space policies in the LDP. This includes, but is not limited to parks, community woodlands, playing fields, public gardens, civic spaces, kick about areas and children’s play parks that

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Policy OSR 2

Public Open Space in New Residential Development

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Proposals for new residential development of 25 units or more, or on sites of 1 hectare or more, will only be permitted 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. To ensure adequate and appropriate provision of public open space in new residential development, 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; b) For residential development of 300 units or more, or for development sites of 15 hectares or more, a normal expectation will be around 15% of the total site area; and c) Provision at a rate less than 10% of the total site area may be acceptable where the residential development: • is located within a town or city centre; or • is close to, and would benefit from, ease of access to areas of existing public open space; or • provides an appropriate quantity and type of open space for special groups, such as older people or people with disabilities. Exceptions An exception to the requirement to provide 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. Equipped Children’s Play Area Provision For residential development of 100 units or more, or for development sites of 5 hectares or more, equipped children’s play area provision will be required as an integral part of the development. The siting, design and size of equipped children’s play area provision should be proportionate to the nature and scale of the residential development. The Council will consider an exception to this requirement where an equipped children’s play area exists within walking distance (generally around 400 metres) of the majority of the units within the development scheme. Assessment Criteria for Public Open Space in new residential development Public open space required by this policy will be expected to conform to all the following criteria, where relevant: i)

it is designed in a comprehensive and linked way;

ii)

it is located and designed as an integral part of the development;

iii) it is of demonstrable recreational and/or amenity value, that adds to the environmental quality and appearance of the residential area; iv) it is designed, wherever possible, to be multi-functional; v)

it is designed to be safe and accessible for all residents;

vi) its design, location and layout take into account the amenity of nearby residents; and vii) it retains important landscape, natural and historic environment features and incorporates, protects, enhances and/or restores these appropriately. Management and Maintenance In all cases developers will be responsible for the laying out and landscaping of public open space required under this policy. To ensure a positive and safe living environment for residents planning permission will not be granted until the developer has satisfied the Council that suitable arrangements will be put in place for the future

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Arrangements acceptable to the Council include: a) a legal agreement transferring ownership of, and responsibility for, the open space to Armagh City, Banbridge and Craigavon Borough Council; or

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management and maintenance in perpetuity of areas of public open space required under this policy.

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.

Provision of public open space in new residential development To support the creation of balanced communities and the health and well-being of residents, it is expected that an adequate amount, and appropriate type, of open space provision is provided within new residential development. The precise amount, location, design and type of public open space provision, and its suitability, will be negotiated with applicants on a case-by-case basis. In doing so, the Council will take account of the specific characteristics and composition, of the development (such as the level of supported housing) and also the context of the site (for example whether the proposed residential development is in a town centre location or adjacent to existing public open space). The provision of open space that is appropriate for older people, for example, could include the provision of a communal garden, exercise area or meeting space with well positioned shelter and seating areas for socialising and rest. 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. In calculating the precise amount of public open space provision needed in an individual 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 normally count towards the open space provision. Exceptions 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 to meet the needs of its residents, to help integrate the development and promote an attractive residential environment. These applications will be considered on a case-bycase basis. In doing so, the Council will take account of the specific characteristics and composition of the proposed development, in addition to the context of the site (for example whether there is existing public open space that is both accessible and adjacent to, or in close proximity of, the application site). An exception to the requirement of providing public open space will also be permitted where it has been demonstrated to the Council’s satisfaction that the apartment development or specialised housing has been clearly designed to integrate with and make use of adjoining and accessible public open space.

Equipped Children’s Play Area Provision A particularly important consideration in determining the layout of new housing developments is the provision of safe opportunities for children’s play. It is important, therefore, 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.

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Justification and Amplification

In all instances the siting, design and size of the equipped children’s play area provision should be proportionate to the nature and scale of the residential development, so to ensure that it is adequate, well sited, surveilled and appropriately designed. To be fully inclusive, the overall design should carefully consider the layout, access and the variety of play equipment on offer, so that it caters for a range of age groups and children with disabilities. Due to supervision and safety issues, young children are usually constrained in terms of the distance they are allowed to venture from their homes. As such, the main place where young children ordinarily play is adjacent to, or near, their home. It is acknowledged that there may be occasions whereby an existing equipped children’s play area is located in close proximity to the proposed development. In such instances the Council will waive the requirement for equipped children’s play area

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provision as an integral part of the development provided that the existing provision is located within walking distance (generally around 400 metres) of the majority of the units within the development scheme. In assessing whether existing provision is located within reasonable walking distance the Council will also take account of any physical barriers, such as busy roads. Assessment Criteria for all Public Open Space in new residential development Public open space in new residential development will be required to make a positive contribution towards the creation of successful and sustainable communities. As such, all public open space required by this policy will be expected to conform to the Assessment Criteria (i)-(vii), where relevant. All proposals for new residential development should clearly set out where public open space will be provided and ensure that it is fully integrated into the overall design and layout of the scheme. To ensure that public open space is designed in a comprehensive and linked way, it is important that provision of public open space is considered early in the design process. Where multiple areas of public open space are proposed within new residential development, these should be distributed evenly throughout the site to ensure they are convenient and accessible to all residents. Ideally, public open space within new residential development should be centrally located to ensure that it is convenient, accessible and useable by all residents particularly children,

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older people and those with disabilities. Open space should be located to avoid potential conflict with busy roads and be well connected to the overall development by footpath linkages and well-placed entry points to encourage safe access which improve the network and connectivity to the Borough’s green and blue infrastructure network and community pedestrian path network. To ensure the delivery of highquality residential development schemes, the design, location and layout of public open space should be carefully considered to ensure that the amenity of nearby residents is not prejudiced and that the open space is safe for all residents. To provide for maximum surveillance, areas of open space, including children’s play areas, are best located where they are overlooked by the fronts of nearby dwellings. The provision of multi-functional public open space in new residential development, wherever possible, would play a vital role in promoting healthy living, improving well-being and supporting inclusivity. Through careful design, multi-functional areas combining activities and uses can often be successfully created. For example, public open space can be provided in a variety of forms ranging from village greens, allotments, kick about areas and small parks through to equipped play areas, amenity open space and sport pitches. During the early stages of the design process, applicants should consider how the public open space can be utilised to improve and enhance biodiversity value. Wherever possible, existing areas

of wildlife importance should be retained and opportunities to create new wildlife habitats should be explored. The potential to incorporate sustainable drainage (SuDs) within larger areas of public open space, such as planting and green corridors, should also be considered. The provision of private open space in new residential development will be assessed under Policy HOU 4 ‘Quality in New Residential Development’. Management and Maintenance in Perpetuity It is important that adequate arrangements are in place so that land will be made available and subsequently retained, managed and maintained in perpetuity as public open space within new residential development. It is recommended that applicants consult with the Council at an early stage in the design process where it is proposed that the ownership and responsibility for the open space is to be transferred to the Council. Where it is proposed that a properly constituted residents’ association will take over the ownership and responsibility for the open space, 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 the Council’s satisfaction what alternative

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measures will take effect in the event that the residents’ management arrangements break down. If an applicant wishes to follow an alternative approach to those outlined, it will have to be demonstrated how such an approach can meet the Councils policy requirement for the open space to be managed and maintained in perpetuity. Full information on which of the above approaches an applicant intends to follow must be provided and agreed in writing with the Council before full planning permission (or approval of reserved matters) is granted. Furthermore, any necessary legal agreements between the developer and third parties must be put in place before the development commences. A condition will be attached to the planning permission tying the management and maintenance of the open space to the approach agreed with the Council. The Council will also attach appropriate planning conditions 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. 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 Section 76 Planning Agreement. Where this is the case, the Planning Agreement will need to be completed before planning permission is granted.

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Policy OSR 3

Outdoor Recreation in the Countryside A development proposal for an outdoor recreational use in the countryside will be permitted where all of the following criteria are met:

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a) there is no adverse impact on the natural and historic environment; b) there is no unacceptable impact on nearby agricultural activities; and c) the development is compatible with other countryside uses in terms of the nature, scale, extent and frequency or timing of the recreational activities proposed. Proposals must also meet the provisions of all other relevant LDP policies, including the relevant General and Design and Place-making policies.

Justification and Amplification Our countryside is an important resource that provides for a wide variety of recreational activities for both the local population and visitors, with hill walking, rambling, cycling and angling 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. Whilst the provision of sporting and outdoor recreational activities in the countryside can help to enhance and strengthen our rural economy, the environmental impact of certain countryside pursuits and their related ancillary development must be carefully considered. The 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 environment for future generations. In assessing all proposals, the Council will take account of the scale and nature of the sporting or outdoor recreational activity, in addition to the ability of the land or landscape to sustain that activity in the long term. It is important that the cumulative

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impact of development proposals is also considered. One location may be suitable for some pursuits but not others, while other locations may be suitable for a cluster of activities. All proposals for outdoor recreation in the countryside will also be assessed against the relevant provisions of the General and Design and Placemaking policies, particularly in regard to considerations such as: impact on amenity, impact on visual amenity / character of the area, public safety, the application of high-quality and appropriate design (including the scale, siting and layout of the facility and its proposed landscape treatment), accessibility (including opportunities for active and sustainable travel) and infrastructure requirements (including traffic, access, parking, drainage and waste management). In locations designated for their landscape quality, natural or historic environment importance, special care is needed in assessing proposals. 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 site or area is designated. Proposals in such areas will also be considered against the provisions of any relevant landscape, natural and

historic environment policies. The impact of development associated with certain outdoor recreational uses can often be reduced by careful attention to scale, siting, layout, design and landscaping details. However, any proposed activity or development, including ancillary facilities, should not become a dominant feature in the landscape or impact upon the wider environmental qualities of the countryside. In some instances, the provision of ancillary facilities may need to be restricted and therefore the reuse of existing traditional or redundant buildings should be considered. Golf Courses The development of certain proposals for outdoor recreation in the countryside, such as golf courses can also have a detrimental impact on the environment particularly because of the scale of such development. Golf courses and ancillary development associated with them can have a significant visual impact on the countryside. Poor siting, design and management can lead to loss of valuable landscapes or habitats. Golf courses should be located in harmony with the landscape and designed to conserve the natural and historic environment. Existing tree cover should be integrated into schemes and where additional

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The Council will carefully consider the impact of proposals for the development of golf courses on the landscape and wider environmental qualities of the countryside. Each proposal should contain full details of the site and its immediate environs, including the effect on any public rights of way together with information on potential adverse impacts or environmental benefits associated with the development. These details should include information on landscaping and land levels, both existing and proposed, access arrangements, car parking and ancillary facilities such as a clubhouse. Golf Driving Ranges Golf driving ranges are generally more intensive land uses than golf courses with different visitor patterns and potentially higher levels of traffic generation. The buildings or galleries, especially if they are multi-level, can be particularly intrusive unless sensitively sited and designed. Driving ranges often need high safety fencing and generally seek floodlighting to permit evening use. These features mean that driving ranges will generally only be acceptable where they will not be detrimental to the natural environment, the local landscape setting and the general character of the locality. Policy OSR 7 sets out the Councils policy on the floodlighting of sports and recreational facilities.

Equestrian Uses The keeping and riding of horses for recreational purposes is popular in many parts of the countryside. Outdoor participatory recreational uses such as riding schools will normally be considered acceptable in principle, provided the scale of ancillary buildings (and structures) is appropriate to its location and can be integrated into their landscape surroundings. Wherever possible, consideration should be given to the reuse of existing traditional or redundant farm buildings in association with such proposals.

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planting is proposed preference will be given to native species. In addition, attention should be given, where possible, to habitat creation and the management and protection of wildlife networks.

Noisy Sports Some outdoor recreational activities have the potential to generate high levels of noise, and it is therefore necessary to pay special regard to the siting and location of such activities. Policy OSR 5 sets out the Councils policy on noise generating sports and outdoor recreational facilities. Additional Development 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 benefit local tourism, they must be considered on their own planning merits in accordance with the relevant tourism policies and any other appropriate provisions of the LDP. The existence of an outdoor recreational use, such as a golf course for example, will not therefore in itself provide the justification for approving an associated development if this would not be acceptable in its own right in accordance with other LDP policies.

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Policy OSR 4

Intensive Sports Facilities

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A development proposal for an intensive sports facility will only be permitted where it is located within a settlement. An exception may be permitted for a sports stadium located outside a settlement where all of the following criteria are met: a) there is no alternative site within the settlement which can accommodate the development; b) the proposed development site is located 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 an intensive sports facility will be required to demonstrate the need for the facility in addition to meeting the following criteria: i) there is no unacceptable impact on the amenities of people living nearby by reason of the siting, scale, extent, frequency or timing of the sporting activities proposed, including any noise or light pollution likely to be generated; and ii) there is no adverse impact on the natural and historic environment. Proposals for extensions to existing intensive sports facilities must be in keeping with the scale and character of the existing facilities. Proposals must also meet the provisions of all other relevant LDP policies, including the relevant General and Design and Place-making policies.

Justification and Amplification An ‘ intensive sport facility’, for the purpose of this 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. Intensive sport facilities often serve as a focus for the community, and they can attract large numbers of people. Such facilities can also generate increased noise levels, operate long hours, attract a large number of vehicle movements and can require large car parking areas. As such, the precise location of intensive sports facilities can be

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contentious, and by their very nature and scale can give rise to particularly complex planning considerations such as impact on amenity, and sustainability issues. To maximise the use of existing infrastructure intensive sports facilities shall normally be located within settlements. The potential impact of all proposals will be carefully considered in relation to local amenity, particularly the siting, scale, extent, frequency and timing of the sporting activities proposed in addition to any potential noise, light and traffic disturbance. Development proposals must be designed to a high standard, be appropriate and sympathetic to the local area, with no adverse

impact on the natural and historic environment. Extensions to existing intensive sports facilities must be of an appropriate design and be in keeping with the scale and character of the existing facilities. The Council will ensure that development of intensive sports facilities takes place in appropriate locations, are of good design and apply the principles of sustainability. All planning applications for intensive sports facilities will therefore be required to demonstrate the need for the facility, in addition to providing the following detailed information, to enable the Council to make a thorough assessment of the proposed development:

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• Size and makeup of the proposed catchment population; SOCIAL THEME

• Accessibility to the catchment population in terms of walking and cycling; • Proximity to public transport; • Traffic generation; and • The proximity to existing facilities of a similar size and nature, where appropriate. It is acknowledged that specific difficulties may arise in seeking to locate a sports stadium within a settlement, particularly larger scale proposals. Exceptionally, the Council may be prepared to accept such development at the edge of a settlement outside the development limits, where (Criterion a-d) are established to justify a departure from this approach. In such cases applicants will need to provide, as part of the application, specific justification for the choice of site together with details of what alternative sites were considered and the reasons these sites could not accommodate the development. Ease of access will be a key issue in assessing such proposals, in particular, the availability of public transport. All proposals for intensive sports facilities will also be assessed against the relevant provisions of the General and Design and Place-making policies, particularly in regard to considerations such as: inclusivity (ensuring such facilities are accessible and useable by all), the application of high-quality, sympathetic and appropriate design (including the scale, siting and layout of the facility and its proposed landscape treatment), accessibility (including opportunities for active and sustainable travel) and infrastructure requirements (including traffic, access, parking, drainage and waste management).

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Policy OSR 5

Noise Generating Sports and Outdoor Recreational Facilities

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A development proposal for a sport or outdoor recreational activity that generates high levels of noise will only be permitted where all the following criteria are met: a) there is no unacceptable level of conflict, disturbance or nuisance caused to people living nearby or other noise-sensitive uses; b) there is no unacceptable level of conflict, disturbance or nuisance caused to farm livestock and wildlife; and c) there is no conflict, disturbance or nuisance caused to the enjoyment of environmentally sensitive features, and locations or areas valued for their silence and solitude.

Justification and Amplification The noise associated with some sport or outdoor recreational activities, such as motorsports, shooting, water-skiing and paintball adventure games, can cause conflict, nuisance or disturbance to local residents or nearby noise-sensitive uses such as schools, hospitals, nursing homes and places of worship. Such sports or activities can also be disruptive to farm animals and wildlife and may also have a detrimental effect on the natural environment, as well as local character. Appropriate sites for regular use by noise generating sports are not easy to identify. The identification of appropriate sites for regular use by noise generating sports will depend on the type of activity, the tone, level, frequency and duration of any noise generated, the design of facilities, the nature of the local topography and the nature of existing and proposed screening. While measures can sometimes be taken to reduce noise at source, only those locations where the impact of noise can be effectively contained and minimised by the use of features such as landform or woodland should generally be considered.

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Appropriate locations for sport or outdoor recreational activities that generate high levels of noise may include former mineral workings or locations where the ambient noise level is already high, and the tone of noise produced by the proposed sporting or recreation activity will not appear dominant. In certain cases, it may be appropriate for the Council to grant planning permission for a limited period to allow the impact of noise levels and any potential disturbance or nuisance to be assessed. The development of noisy sports or outdoor recreation activities will generally be inappropriate in or near environmentally sensitive features or locations, such as sites of nature conservation importance or historic parks, gardens and demesnes. Particular care will also be necessary in assessing proposals in areas of high landscape quality such as Areas of Outstanding Natural Beauty and there will be a presumption against noisy sports in areas valued for their silence and solitude. Where appropriate, the Council will liaise with the Sports Council for Northern Ireland or the governing body of a particular noise generating sport to ascertain if the activity is subject to a code of practice or other means of control such as licensing conditions.

It should be noted that a number of noise generating sports, such as clay pigeon shooting and motor racing, which might only function infrequently, may operate within the confines of the temporary use rights in accordance with legislation. On occasion proposals are submitted to develop permanent buildings or structures in support of such temporary uses. Generally, these will only be acceptable where the Council considers use of the site on a permanent basis would of itself be acceptable.

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Development of Facilities Ancillary to Water Sports

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Policy OSR 6

A development proposal for a facility ancillary to water sports, adjacent to inland lakes, reservoirs and waterways, will be permitted where all of the following criteria are met: a) It is compatible with any existing use of the water, including non-recreational uses; c) There is no adverse impact on visual amenity or the character of the local landscape; and d) There is no conflict with the provisions of any local management plan that has been formulated or endorsed by a competent authority. Proposals must also meet the provisions of all other relevant LDP policies, including the relevant General and Design and Place-making policies.

Justification and Amplification Water-based sports are becoming an increasingly popular activity in the Borough. As such, Lough Neagh, alongside our rivers, reservoirs, canals and lakes are important recreational resources. Popular water sports range from tranquil uses such as angling, sailing, canoeing, rowing and sailboarding to powered activities such as water-skiing, jet-skiing and other powerboat uses. Management plans drawn up for particular water areas, for example River Basin Management Plans seek to address the compatibility of such varying demands. The development of ancillary facilities to support water sport uses, such as slipways, jetties, boathouses, toilet and changing facilities, parking areas and access, generally requires planning permission. The ancillary space requirements for launching, mooring and car parking can vary from modest dimensions to large compounds. For all development proposals, the impact on the visual amenity and character of the area will be important considerations. It is the intention of the Council to conserve the environmental quality and character of inland bodies of water and to protect

them and their surroundings from harmful development. Therefore, the potential for development to impact on the natural and historic environment, particularly as a result of over-intensive use of the site, shall be carefully considered. The need for access across land to inland bodies of water, and the impact this may have, will also be addressed when considering proposals for water sports. All proposals for facilities ancillary to water sports must demonstrate that they will not damage the body of water and the wider environment. Noise, erosion of shorelines or riverbanks, water pollution and the potential loss of amenity for other users are important issues that will be considered. Proposals should also include details of all landscaping and surface treatments.

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b) There is no adverse impact on the natural and historic environment;

noise (or any other disturbance), in addition to any other relevant LDP planning policies. This includes Policy EP 1 ‘Environmental Pollution’, in respect of water pollution, and Policy FRD 5 ‘Development in Proximity to Controlled Reservoirs’, in regard to development proposals within the potential flood inundation area of a controlled reservoir.

All proposals for facilities ancillary to water sports will also be assessed against the relevant provisions of the General and Design and Place-making policies, particularly in regard to considerations such as inclusivity (ensuring such facilities are accessible and useable by all), the application of high-quality, sympathetic and appropriate design (including the scale, siting and layout of the facility and its proposed landscape treatment) and the impact on amenity from

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Policy OSR 7

SOCIAL THEME

The Floodlighting of Sports and Outdoor Recreational Facilities A development proposal for floodlighting associated with a sports and outdoor recreational facility will only be permitted where there is no unacceptable adverse impact on the visual amenity or the character of the locality and it meets the provisions of all other relevant LDP policies, including the relevant General and Design and Placemaking policies.

Justification and Amplification The provision of floodlighting can extend the operational hours of sports and outdoor recreational facilities, thereby creating greater flexibility and potential for enhanced use by more people, both as participants and spectators. However, care must be taken to ensure that such development will not have an unacceptable impact on amenity or prejudice public safety, in accordance with GP 3 ‘Public Safety and Human Health’ and GP 4 ‘Amenity’. Where floodlighting is proposed as part of a new sports or recreational development, or in association with an existing facility, the Council will consider the potential for unacceptable intensified use of the facility, light pollution and increased traffic and noise generation. Such issues are particularly relevant where the proposed floodlighting is close to residential properties or may affect nature conservation assets. The impact of the design, height and scale of the floodlighting structures on visual amenity and 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, nature conservation, townscape or heritage value. Floodlighting can have an adverse impact on wildlife by disrupting

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their natural environment. Bats, for example, are particularly sensitive, especially if the floodlighting is positioned in close proximity to waterbodies or woodland. Floodlighting can prejudice public safety, with potential to interfere with the safe use and operation of any form of traffic or transport on land, on or over water or in the air. For example, glare from excessively bright or poorly aimed floodlighting can cause dazzle with implications for transport users and pedestrians. Therefore, when considering public safety, the Council will take account of the positioning, design and brightness of the floodlights that are proposed. In certain cases, it may be appropriate for the Council to impose planning conditions limiting the hours during which the floodlights may be operated and/or the frequency of their use, restricting the luminance or brightness of the lights or requiring the installation of appropriate shielding. To achieve satisfactory forms of development all proposals for floodlighting will be assessed against the relevant provisions of the General Policies and Design and Place-making policies, particularly in regard to considerations such as impact on amenity (including noise and light pollution) and public safety (including road safety), in addition to any other relevant LDP planning policies. This may include Policy NH 2 ‘Species Protected by Law’ in

instances whereby a development proposal, if carried out, would be likely to result in harm to a statutorily protected species or its habitat.

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Policy OSR 8

Green and Blue Infrastructure Sites and corridors that form part of the existing and planned green and blue infrastructure network will be protected.

In exceptional circumstances a development proposal, located within or adjacent to the green or blue infrastructure network may be permitted, where it is demonstrated that an acceptable alternative route can be delivered, which safeguards the overall integrity of an existing or identified route.

SOCIAL THEME

A development proposal, within or adjacent to the green or blue infrastructure network, that would result in its fragmentation or prejudice the use, access, creation, retention, enhancement, or further development of an identified route, corridor or site will not be permitted.

A development proposal must, where necessary, include enhancements to the green and blue infrastructure network to mitigate any potential unacceptable adverse impacts on existing wildlife habitats or features of natural heritage, landscape or recreational value. Where possible, a development proposal should include on-site linkages to the green and blue infrastructure network as an integral part of the development. Development proposals for green and blue infrastructure will be facilitated where they are in accordance with the General Policy and all other relevant LDP policies.

Justification and Amplification Green and blue infrastructure is a network of natural and semi-natural features in urban and rural areas which includes multi-functional spaces such as parks, gardens, agricultural fields, hedges, trees, woodland, green spaces, rivers, canals, lakes, ponds and streams. Green and blue infrastructure also includes the routes and corridors that link such sites, including greenways, pathways and civic spaces. The term ‘green and blue infrastructure’ covers all land containing these features, regardless of ownership, condition or size. Our green and blue infrastructure network not only enhances the visual amenity of the Borough, making it a desirable and enjoyable place to live and

visit, it also supports valuable ecological networks and facilitates opportunities for recreation, exercise and active travel121. The green and blue infrastructure network provides linkages between the countryside and urban areas, facilitating opportunities to explore nature and local heritage features. Additionally, our green and blue infrastructure network makes an important contribution towards climate change resilience, adaptation and mitigation. Given its many benefits, it is important that our green and blue infrastructure network is safeguarded from inappropriate development that would prevent it from fulfilling its various important functions. As such, the LDP will seek to ensure that all sites and corridors (both existing and planned) that form part of the Borough’s network of green and blue infrastructure, are protected.

Development proposals within or adjacent to the green or blue infrastructure network, including existing or planned designated strategic or community greenways, will be carefully considered to ensure that the proposal will not compromise the use, access, creation, retention, enhancement, or further development of an identified route, corridor or site. As such, applicants must ensure that the green and blue infrastructure network is considered as part of the development proposal, where relevant. This includes the provision of any enhancement that are required to offset the potential impact of the development proposal on wildlife habitats or features of natural heritage, landscape or recreational value. Proposals within or adjacent to an identified strategic or community greenway 122 will only be acceptable

121 Active travel is defined as walking, cycling, scooting, using a mobility aid, mobility scooter or wheelchair rather than motorised transport (such as cars, motorbikes, etc) for the purpose of making every day journeys 122 The location of designated community greenways will be set out in the Local Policies Plan alongside more detailed proposals for strategic greenways.

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where it is demonstrated that existing and/or planned routes will not be prejudiced, and the overall integrity of the greenway will be maintained or enhanced. Development proposals involving amendments to the identified route may be acceptable provided that the developer demonstrates that an acceptable alternative route can be delivered that safeguards the overall integrity of the route. To guarantee the future and long-term sustainability of the greenway network, it is vital that well connected and comprehensive routes are established which extend to, and complement, existing or planned networks both within and outside the Borough. The Council will, where opportunities exist, support the development of greenway linkages across Council boundaries. Where appropriate, development proposals will be encouraged to provide safe and convenient pedestrian and cycle linkages to existing or programmed active travel networks and public transport services in accordance with Policy TRAN 8 ‘Active Travel including Walking and Cycling’. Development proposals seeking to enhance the green and blue infrastructure network or introduce green and blue infrastructure into a development proposal will also be assessed against the relevant provisions of the General and Design and Place-making policies, particularly in regard to considerations such as safety (to ensure proposals contribute towards a safe and secure environment that will deter antisocial behaviour) and impact on amenity, in addition to any other relevant LDP planning policies.

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Within the Borough there are a number of disused transport routes, including rail beds and canals, which may offer opportunities to create wildlife corridors, promote active travel or connect people and places in a more sustainable way. Often, disused transport corridors have a specific heritage interest, in such cases a heritage led approach to their reuse as a greenway should be encouraged. In accordance with Policy TRAN 5 ‘Protection of Disused Transport Routes’, the Council will afford protection to routes that have been identified for transport purposes or alternative purposes such as recreation, nature conservation or tourism related use. The Council is committed to improving connectivity within the Borough and promoting more sustainable patterns of transport and travel. As such development proposals will be required, where possible, to include on-site linkages and access to the green and blue infrastructure network. This could include linkages to the strategic and / or community greenway network, so to support and promote active travel. The provision of on-site linkages to greenways will assist with the delivery of a coherent functional network of active travel routes as opposed to ineffective fragments, thus creating a real and practical alternative to routes which are dominated by motor traffic. Development proposals should, where possible, incorporate elements that positively contribute towards the Borough’s green infrastructure network. This includes the incorporation of sustainable design measures that support climate change mitigation, resilience and adaptation, such as the provision of tree planting and

measures to conserve biodiversity in accordance with Policy GP 1 ‘Mitigating and Adapting to Climate Change’.

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Introduction

Community and cultural infrastructure encompass a wide range of essential facilities / services including GP surgeries / health centres, schools, colleges, libraries, crèches, day nurseries and community centres / halls. The Council’s Community Plan123 recognises that everyone should have the opportunity to engage in community life and to benefit from access to a wide range of essential services, resources and facilities, that will not only improve the overall quality of life of our citizens but will nurture a strong sense of community belonging. Furthermore, the SPPS states that councils may bring forward local policies that contribute to improving health and well-being as well as those which promote social cohesion and the development of social capital, the provision of health, security, community and cultural infrastructure and other local facilities. It also directs that the Local Development Plan (LDP) should allocate sufficient land to meet the anticipated needs of the community, in terms of health, education and other public services. The LDP acknowledges that many of the Borough’s community and cultural facilities are located within local communities, affording maximum access for those they are intended to serve. To support the continued provision of good quality community and cultural infrastructure it is recognised that such facilities that serve, or have the ability to serve, the needs of local communities across our Borough are protected. It is expected that continued investment in new, extended or enhanced community and cultural infrastructure will be required over the plan period to support the growing needs of the Borough’s residents and alleviate pressure on existing infrastructure. The Council, working together with its statutory partners and other key stakeholders, including community and voluntary organisations, is committed to the review, development and delivery of more integrated peoplecentred public services’.

Accordingly, the LDP will support the development of new community and cultural infrastructure in appropriate locations within the Borough whilst also safeguarding against the unnecessary loss of valued facilities. It will also seek to promote sustainable patterns of travel by encouraging opportunities for walking, cycling, wheeling and public transport in new community and cultural development, wherever possible, in acknowledgement of the many benefits to the environment and society’s health and wellbeing124.

SOCIAL THEME

The provision of good quality and accessible community and cultural facilities is essential for maintaining and improving the quality of life. Such facilities not only assist in supporting sustainable communities by providing readily available access to services and facilities but also make an important contribution towards improving health and well-being, facilitating social interaction and promoting community cohesion.

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Community and Cultural Facilities

Policy Aims

The strategic approach of the Local Development Plan (LDP) towards community and cultural development is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS). To meet the community and cultural needs of the Borough over the plan period by: • Facilitating necessary community and cultural facilities in appropriate and accessible locations; • Safeguarding against the unnecessary loss of valued community and cultural facilities; and • Allocating sufficient land for such uses to meet the anticipated needs of the community where there is a firm proposal in place on the part of a service provider. The delivery of these policy aims will be facilitated through the strategic policy outlined in the remainder of this section. Where appropriate, developer contributions will be sought to ensure the provision of necessary community and cultural facilities and services (see Policy DC 1). The Local Policies Plan (LPP) may allocate sites for community and cultural uses (and their associated infrastructure) where there is a firm proposal in place on the part of a service provider. This may be through land use zoning or through the application of key site requirements on a land use zoning. There would be a presumption against the loss of zoned land to other uses.

123 Connected: A Community Plan for Armagh City, Banbridge and Craigavon Borough 2017-2030 (updated 2025) 124 Reduced reliance on the private car can result in improvements in air quality and reduced greenhouse gas emissions arising from reduced vehicular emissions

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Policy CCF 1

Community and Cultural Facilities

SOCIAL THEME

Development in Settlements A development proposal for a new community or cultural facility 125 will be permitted within settlements where the proposal complies with the following criteria: a) The facility is accessible by a variety of transport options including walking, cycling and, where appropriate, public transport; b) The size and scale of the facility is in keeping with the requirements of the local community / catchment population it is intended to serve; and c) It complies with policy RTC 1 insofar as it is relevant to the proposal. A development proposal for a community or cultural facility on zoned housing land will only be permitted where it also complies with Policy HOU 1 Protecting Zoned Housing Land. Development in the Countryside A development proposal for a new community or cultural facility in the countryside will be permitted, where it complies with the following criteria: a) It is necessary to serve the local rural population; b) The proposal is in an accessible location; and c) It cannot reasonably be provided within a nearby settlement. Protection of community and cultural facilities A development proposal for an alternative use of an existing community or cultural facility will only be permitted where it has been demonstrated: a) The community or cultural facility is surplus to requirements; and b) The facility is not viable for an alternative community or cultural use. In the countryside, acceptable alternative uses will additionally be limited to uses that are appropriate to the countryside location in accordance with other LDP policies.

Justification and Amplification The provision of convenient and accessible community and cultural facilities play an essential role in sustaining local communities and supporting health and well-being, through facilitating social interaction and promoting community cohesion. The provision of convenient and accessible facilities near existing communities can minimise the need to travel and reduce dependency on the private

car, therefore supporting the shift towards more sustainable patterns of transport and travel. As such, the LDP aims to support the development, and retention of, adequate and accessible community and cultural infrastructure within our Borough. Although the LPP may identify sites for community and cultural uses, either through land use zoning or through a key site requirement on a land use zoning, Policy CCF 1 seeks to accommodate unforeseen

demand for new community or cultural facilities that may arise over the lifetime of the LDP, whilst also safeguarding existing community and cultural facilities to meet our current and growing needs. Development proposals will also be assessed against any other relevant provisions of the LDP, including the General and Design and Place-making policies. Important considerations

125 For the purposes of this policy, community and cultural facilities or uses are defined as those uses listed within Class D1 (a), (b), (c) and (d) of the schedule of the Planning (Use Classes) Order (Northern Ireland) 2015 (as amended) and include proposals for or in connection to public worship or religious instruction.

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Proposals for community and cultural facilities which fall under Class D1 (e), (f), (g), (h) and (i) of the schedule of the Planning (Use Classes) Order (Northern Ireland) 2015 will be required to accord with the provisions of Policy RTC 1. Development in Settlements Community and cultural facilities play an important role in supporting inclusive, healthy and sustainable communities by providing places for social interaction, learning, recreation and cultural expression. Accessibility is a key consideration in determining suitable locations. To promote more sustainable patterns of transport and travel and to ensure that new community and cultural facilities are convenient and accessible to the communities they are intended to serve. Proposals must demonstrate that facilities can be safely and conveniently accessed by a range of transport modes, including walking and cycling, and by public transport where appropriate. This supports active travel and helps ensure that facilities are inclusive and accessible to all sections of the community, including those without access to a private car. Proposals in locations that can

only be accessed by private vehicles will not normally be permitted. Development proposals shall ensure that the size and scale of community and cultural facilities are appropriate to the catchment population it is intended to serve. Facilities that are proportionate to the population they are intended to serve are more likely to be viable, well used and capable of meeting identified social and cultural needs. This approach helps to ensure that provision is responsive to local circumstances and contributes to the creation of balanced and resilient communities. Development in the Countryside Whilst it is important that our rural communities are supported and sustained, this must be balanced with protecting the countryside from any unnecessary and inappropriate development. Therefore, in the interests of sustainable development, planning permission may only be permitted for a community or cultural facility in the countryside where it has been demonstrated that it is necessary to serve the local rural population. It is the responsibility of the applicant to provide sufficient information / evidence to demonstrate that there is a local need for the facility and to justify why the proposed development cannot reasonably be provided within a nearby settlement.

possible, new facilities should be located in close proximity to existing rural infrastructure such as schools, sports facilities and churches. Protection of community and cultural facilities The Borough hosts a broad range of important and necessary community and cultural infrastructure. The loss of such facilities to alternative uses has the potential to have a significant adverse impact on the communities that they serve. As such, the LDP aims to safeguard against unnecessary loss of valued community and cultural infrastructure.

SOCIAL THEME

will include compatibility with surrounding uses, amenity, inclusivity (ensuring spaces are accessible and useable by all), the application of high quality and appropriate design (including the scale, siting and layout of the facility) and infrastructure requirements (including traffic, access, parking, drainage and waste management).

Proposals involving change of use or redevelopment of an existing community or cultural facility to an alternative use will be resisted. Only in exceptional circumstances will an alternative use be permitted. In all cases, the applicant will be expected to provide sufficient supporting evidence to demonstrate that the facility is no longer required for the current community / cultural use or that there is an excess of such provision in the local area. Evidence to demonstrate that there is no realistic interest in its retention for an alternative community / cultural use must also be provided.

In all instances, proposals must be easily accessible to the community they are intended to serve and appropriately located, ensuring that it is integrated appropriately within the rural landscape. Where

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Economic Theme This section sets out the Local Development Plan’s Economic Theme operational policies, which seek to promote sustainable economic growth, investment and prosperity across the Borough. The policies support economic development, city and town centres, tourism, minerals development, telecommunications and infrastructure, helping to create the conditions for a strong, competitive and well-connected economy. The Economic Theme operational policies are set out under the following subject areas: • Economic Development (Policies ECN 1-10) • Retailing and Town Centres (Policies RTC 1-6) • Tourism (Policies TOU 1-7) • Minerals Development (Policies MIN 1-8) • Telecommunications, Utilities and Infrastructure (Policies TUI 1-2) • Transportation (Policies TRAN 1-9)

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Economic Theme

ECONOMIC THEME

Introduction

The Council mirrors the priority of the Northern Ireland Executive to grow a globally competitive and sustainable economy. Delivering long term, sustainable growth within the Borough and driving up competitiveness will generate more employment opportunities, improve productivity and encourage a move to decarbonising our economy. Agriculture, manufacturing, technology, pharmaceuticals and knowledge-based industries are a few of the key main industries within the Borough that drive growth and boost competitiveness. Additionally, the Borough is home to some of Northern Ireland’s most successful companies and largest employers including Moy Park, Almac Group, Tayto Group, Kingspan Water & Energy, Clearway Disposals and Gordons Chemist (N&R Gordon).

The Spatial Growth Strategy in Part 1 of the draft Plan Strategy outlines how the LDP will support the regional objectives of the RDS 2035 and SPPS, while aligning with the Council’s Corporate and Community Plans. The policy topics developed within the Economic Theme provide the practical means by which the Spatial Growth Strategy will be implemented and will support sustainable economic growth including innovation and entrepreneurship within the Borough by:

Developing a competitive and robust local economy can bring significant community benefits such as increased employment, higher wages, improved community cohesion and an improved sense of pride in our area. The LDP provides the strategic framework to guide sustainable economic growth ensuring that it is accessible to all, by generating employment opportunities across industrial business, retail and tourism sectors at appropriate locations and scales, whilst protecting the environment.

• The zoning of sites for business and employment uses to enable sustainable economic growth in the Borough. • Promoting and supporting vibrant centres in the main settlements. • Protecting strategically important transportation assets and routes (including disused transport routes) and, where possible, to facilitate enhanced connectivity within and between the Borough and other centres. • Supporting tourism as a key growth sector in the Borough by facilitating opportunities for sustainable tourism development and by safeguarding key tourism assets from inappropriate development. • Sustaining economic development in the countryside of an appropriate nature and scale for a suitable countryside location. • Facilitating the provision or upgrading of public utilities infrastructure (including water, wastewater, energy and telecommunications) to meet economic and community needs.

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Economic Development Introduction

The Economic Development Strategy and the Economic Development policies reinforce the role of the main settlements (hubs) as the primary centres for economic development; provide appropriate opportunities for growth within the Small Towns, while enabling appropriate economic development in Villages and Small Settlements. In addition, economic development in the countryside of an appropriate scale, nature and design will be facilitated, while protecting the environment and rural character of the countryside. The economic development policies seek to create the best possible conditions to enhance the quality of life enjoyed within the Borough through increased economic opportunities for all, on a socially and environmentally sustainable basis. The Strategic Economic Development Lands Allocation (SGS 5) sets out the economic development allocations for the Borough, for the Main Settlements (hubs) and Small Towns. At Local Policies Plan (LPP) stage, a portfolio of sites will be identified in accordance with the RDS and SPPS. In conjunction with the economic development operational policies the LDP will support inward investment and promote sustainable economic development within the Borough.

Policy Aims The strategic approach of the LDP to economic development is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out in the Strategic Planning Policy Statement (SPPS):

ECONOMIC THEME

Growing a sustainable economy is a key objective of the Local Development Plan (LDP), in line with the Regional Development Strategy (RDS) and Strategic Planning Policy Statement (SPPS). The LDP takes a positive approach to appropriate economic development proposals and proactively supports and enables growth-generating activities.

• To meet the Borough’s economic development needs while protecting the environment and promoting sustainable development; • To safeguard land required for economic development use; • To support the re-use of previously developed economic development sites and buildings for economic development use; • To promote mixed-use development and improve integration between transport, economic development and other land uses; and • To protect established or approved economic development uses from incompatible development. The delivery of these policy aims will be facilitated through the operational policies outlined in the remainder of this section, (ECN 1-10), in addition to other relevant policy provisions.

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Policy ECN 1

Economic Development in the Countryside Development proposals for economic development uses in the countryside will be permitted where it is demonstrated that they are in accordance with the provisions of one of the following policies:

ECONOMIC THEME

• The Expansion of an Established Economic Development Use - ECN 2; • The Redevelopment of an Established Economic Development Use - ECN 3; • Major Economic Development Projects - ECN 4; • Small Scale Economic Development Projects - ECN 5; • Farm or Forestry Diversification - ECN 6; • Agricultural and Forestry Development - ECN 7; or • The Conversion and Re-use of Non-Designated Heritage Assets - HE 14. All other proposals for economic development in the countryside will be permitted in exceptional circumstances, having regard to relevant plan policies and other material considerations.

Justification and Amplification The planning system has a key role in achieving a vibrant economy. 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 its economic prosperity and healthy economic activity in rural areas facilitates investment to sustain and enhance the countryside’s appeal and to meet the needs of the rural community. To assist the achievement of a sustainable rural economy, the policy approach is that development in the countryside should sustain a vibrant rural community by supporting rural economic development of an appropriate nature and scale. Farm diversification, the re-use of rural buildings and appropriate redevelopment and expansion proposals for economic development purposes offer the greatest scope for sustainable economic development in the countryside. Such proposals

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may, on occasion, involve the construction of new buildings. However, there is a need, in the interests of rural amenity and wider sustainability objectives, to restrict the level of new building for economic development purposes outside settlements. In general, new buildings for such uses in the open countryside will be strictly controlled, although it is recognised that some major industrial proposals may require a countryside location and that some small-scale economic development projects may be permissible outside villages or smaller rural settlements. The re-use of non-designated heritage assets (suitable locally important vernacular buildings) also offers an opportunity for appropriate economic development in the countryside. Such proposals will be assessed against Policy HE 14. Development proposals relating to large-scale storage and distribution use will, in general, be more tightly controlled in the countryside than proposals for other economic development uses. It is considered that such proposals are usually more difficult to absorb into the countryside

without an unacceptable adverse impact on rural amenity and their capacity for generating employment is generally less than other uses.

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Expansion of an Established Economic Development Use in the Countryside A development proposal for expansion will normally be expected to be accommodated through the reuse or extension of existing buildings on site. If it is demonstrated that this is not possible, new buildings may be approved provided they are in proportion to the existing building(s) and will integrate as part of the overall development. A proposal for the large expansion of an existing industrial enterprise that would not meet the above policy provisions, will only be permitted in exceptional circumstances where it is demonstrated that all of the following criteria are met:

ECONOMIC THEME

The expansion of an established economic development use in the countryside will be permitted where there is no major increase in the site area of the enterprise.

OPERATIONAL POLICIES

Policy ECN 2

i) relocation of the enterprise is not possible for particular operational or employment reasons; ii) the proposal would make a significant contribution to the local economy; and iii) the development respects rural character.

Justification and Amplification There are many industrial and business enterprises located in the Borough’s countryside. Whilst the expansion of such enterprises is desirable for job creation, it can radically change the nature of the enterprise and its impact on the local environment. It is important therefore to weigh carefully the advantage to the local rural economy of job creation or an improved industrial/business facility against the potential for an adverse impact on the rural environment. An established economic development use is one which has the benefit of planning permission, or where it can demonstrate through a Certificate of Lawfulness of Existing Use or Development that it is lawful. Where a proposed major increase in site area, beyond the confines of the existing site boundary, would have a detrimental impact on the rural character and appearance of the local area, by reason of its overall scale and design and incompatibility with the established rural character of

the area, planning permission will not be granted in accordance with DES 2. A ‘major expansion of an existing industrial enterprise’, will include those proposals which extend beyond the existing confines, or where there is a significant increase in floor area by way of new buildings or extensions to existing buildings. In all cases where permission for major expansion is granted, the Council will require measures to be taken to ameliorate the impact, not only of the extension but also of the existing enterprise, on the local environment. Such measures will normally be considered essential to the grant of planning permission. Where necessary a Section 76 Agreement may be used to secure environmental improvements. Conditions will also be imposed to ensure there is adequate landscaping, parking and servicing provision. Where proposals for expansion of an industrial or business enterprise in the countryside are considered inappropriate, planning permission will

generally be refused. In those circumstances, the Council would normally recommend relocation of the enterprise to a nearby settlement. Exceptionally, where it is accepted that relocation of an existing industrial enterprise is not possible for particular operational or employment reasons, such expansion may be permitted. Such circumstances will be considered on a case-by-case basis. The Council are mindful of the impact that multiple expansions may have on an established enterprise. Where expansions have previously occurred, the applicant will have to demonstrate why the proposed expansion is necessary, and that efforts have been taken to reuse and extend existing buildings in situ, where possible. The overall visual impact, which the proposed expansion development, including the overall siting, scale and design of any new buildings, would have upon the character of the surrounding area will be assessed against Policy DES 2.

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Policy ECN 3

ECONOMIC THEME

Redevelopment of an Established Economic Development Use in the Countryside A development proposal for the redevelopment of an established economic development use in the countryside for industrial or business purposes (or a sui generis employment use) will be permitted where it is demonstrated that all the following criteria can be met: a) The scale and nature of the proposal respects the rural character or appearance of the local area and there is only a proportionate increase in the site area; b) There would be environmental benefits as a result of the redevelopment; c) The redevelopment scheme deals comprehensively with the full extent of the existing site, or in the case of partial redevelopment addresses the implications for the remainder of the site; and d) The overall visual impact of replacement buildings is not significantly greater than that of the buildings to be replaced. The redevelopment of an established storage or distribution site for continuing storage or distribution use will also be permitted subject to the above criteria. However, the redevelopment of an established industrial or business site for storage or distribution purposes will only be permitted in exceptional circumstances. Redevelopment proposals involving retailing will not be permitted. Proposals for the development of sites for tourism, outdoor sport and recreation or local community facilities will be permitted where all the above criteria can be met and where the proposal does not involve land forming all or part of an existing industrial estate. Exceptionally, proposals for affordable housing may be permitted on former industrial sites that cannot be realistically developed for industry and meet the policy provisions of Policy HOU 18 Affordable Housing in the Countryside.

Justification and Amplification This policy offers the opportunity for environmental improvement and the promotion of job creation by allowing the complete or partial redevelopment of developed sites which are presently or were formerly in industrial or business use. An established economic development use is one which has the benefit of planning permission, or where it can demonstrate through a Certificate of Lawfulness of Existing Use or Development that it is lawful. The overall design and layout of new development will need to be considered as well as its footprint. In exceptional circumstances where new buildings are permitted, their location should be decided having regard to the character 230

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of the area, the main features of the landscape and the need to integrate new development with its surroundings. The ability of new buildings to integrate into the site will be assessed against the relevant criteria of DES 2. In addition, environmental and transport impacts will also be taken into account.

the countryside for storage/ distribution use, partly because of the generally greater impact on rural amenity which would result, and partly because the employment normally generated by storage/distribution use of a site is relatively less significant than its use for industrial or business purposes.

A replacement building would be considered to have a greater visual impact than existing buildings if its overall scale and size is significantly larger than the existing buildings, new buildings occupy a more prominent position in the application site or the choice of materials and finishes fail to integrate into the landscape.

An exception will however be permitted for small-scale proposals for storage and distribution use on part of an existing site used for industrial or business use or for redevelopment schemes involving an ancillary element of storage or distribution use provided in both cases where the policy criteria can be met.

The Council will not normally grant planning permission for the redevelopment of existing industrial or business use in

The redevelopment of existing economic development sites in the countryside for other uses considered appropriate in a rural

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area, such as tourism, outdoor sport and recreation or local community facilities, will normally be permitted where the proposal meets the above criteria and approval would not mean the loss of land currently in use as an industrial estate.

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Policy ECN 4

ECONOMIC THEME

Major Economic Development in the Countryside A major economic development proposal which would make a significant contribution to the regional economy will be permitted in the countryside where it is demonstrated that there are overriding reasons that the proposal, due to its size or site-specific requirements, needs a countryside location. Such proposals will be assessed taking account of: a) The availability of a suitable site within a settlement; b) The long-term sustainable economic benefits; and c) Environmental or transport impacts. Where an industrial development proposal is considered acceptable in principle in the countryside under the above, an edge of town location will be favoured over a location elsewhere in the rural area.

Justification and Amplification For the purposes of this policy, major economic development proposals include those categorised as ‘Major’ by The Planning (Development Management) Regulations (Northern Ireland) 2015 (or as amended) but also includes proposals that although are not defined by legislation as ‘major’, which would have long-term sustainable economic benefits, both for the Borough and the Region. Such proposals will be considered under their own merits. Whilst most economic development is generally best located within settlements, the Council recognises that certain economic development projects, because of their size or sitespecific requirements, may need to be located in the countryside. The onus will be placed on the applicant to demonstrate that there is an overriding reason why a countryside location is necessary, that there are sitespecific requirements for the proposed development and that a

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thorough exploration of alternative sites within urban areas has been carried out demonstrating such sites are unsuitable. The applicant must demonstrate the projected significant economic benefits that the proposal would bring. The Council will consider not only the long-term sustainable economic benefits but also the wider longterm environmental effects or transport impacts of the proposal, by assessing the proposal against all other relevant plan policies, including relevant transportation policies. This will include consideration of the accessibility of the proposal by different modes of transport and may entail the submission of a Transport Assessment and associated Travel Plan, in line with Policy TRAN 6. Large scale projects may be subject to formal environmental assessment under the Planning (Environmental Impact Assessment) Regulations (Northern Ireland) 2017 (or subsequent amendment). Where such a proposal is justified in principle, the Council will expect the design of any buildings

and associated development infrastructure to be of the highest standard and should be accompanied by measures to assist integration of the proposal into the landscape. In this regard, proposals will be assessed against the provisions of policy DES 2. Permission will not normally be granted for existing urban-based enterprises seeking relocation in the countryside.

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Small Scale Economic Development Projects

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Policy ECN 5

A firm proposal for a small-scale economic development project, including start-up projects, on land outside a village or small settlement will be permitted where it is demonstrated that all the following criteria are met: a) there is no suitable site within the settlement; c) the development is clearly associated with the settlement, but will not dominate it, adversely affect the landscape setting or otherwise contribute to urban sprawl. Proposals should be considered in the following order of preference: i) Land adjacent to the existing settlement limit;

ECONOMIC THEME

b) the proposal would benefit the local economy or contribute to community regeneration; and

ii) A site with buildings or degraded/derelict buildings close to the settlement limit; and iii) An undeveloped site in close proximity to the settlement. Where an economic development proposal is permitted under this policy, any subsequent proposal should preferably be sited to cluster or visually link to this. Storage or distribution uses will only be permitted where these are clearly ancillary to a proposal for a community enterprise park/centre or an industrial use.

Justification and Amplification This policy seeks to facilitate the development of new small-scale economic development projects in the countryside, which in turn will help diversify the rural economy and support appropriate enterprise and growth in rural areas. This policy allows a flexible approach to ensure adequate provision is made where firm proposals exist for a small-scale economic development project, such as an enterprise park/centre which would specifically accommodate rural start-up projects, that is associated with a village of a smaller rural settlement but cannot be accommodated within the settlement. To allow for informed consideration of all applications, they will be expected to be accompanied with the following information:

• Sufficient evidence to indicate that the proposal is a firm proposal and what sources of finance are available to sustain the project • An assessment of the likely contribution the enterprise will make to the local economy and information on the level of community support. • 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. • Justification for the particular site chosen and illustrative details of the proposed design and layout. The flexibility allowed for under this policy only relates to firm proposals for acceptable small-scale rural enterprises incorporating appropriate economic development uses, in order to protect the setting of

rural settlements and provide for sustainable development. The onus is placed on the applicant to demonstrate that the proposal is firm through providing adequate supporting information. In assessing whether an application site is in close proximity to a settlement, consideration will be given to the physical distances between both, any visual linkages between both and how accessible, by various transportation methods, the settlement limit is from the application site. The grant of planning permission will not in itself allow for inappropriate alternative uses if an approved scheme does not go ahead. The Council will consider in each case whether an approval should be accompanied by a condition limiting the range of uses within the approved site.

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Policy ECN 6 Farm Diversification

Planning permission will be granted for a farm or forestry diversification proposal where it has been demonstrated that it meets the following criteria: ECONOMIC THEME

a) it is to be run in conjunction with the agricultural operations on the farm; and b) the farm or forestry business is currently active and has been established for a minimum of 6 years. 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 where it has been demonstrated to the satisfaction of the Council that an existing building cannot be used. Where a new building is justified, it should be satisfactorily integrated with an existing group of buildings on the holding or enterprise.

Justification and Amplification The Council acknowledges that appropriate farm diversification is one form of development that can offer the greatest scope for sustainable economic development in the countryside. This policy aims to promote forms of diversification that are sustainable in the countryside, including sustainable tourism or agri-tourism schemes. It is important that the Borough’s countryside is not spoilt by unfettered development of urban uses. Diversification proposals, therefore, should be of a scale and nature appropriate for their rural location and be capable of satisfactory integration into the landscape, and comply with all relevant criteria of Policy DES 2. Applications for major proposals more suitable to the urban area or existing urban-based enterprises seeking relocation 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

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be used, or in certain cases, why new buildings are required to supplement the existing buildings (for example, if existing buildings are being used as part of the farm enterprise activities currently or planned future developments.) Exceptionally, where the need for a new building is accepted, the new building must be sited to cluster with existing farm buildings and comply with all relevant criteria of Policy DES 2. Conditions may be placed on new building(s) restricting their use to that of the farm diversification activity. For the purposes of this policy the determining criteria for an active and established business is that as set out in Policy HOU 15 - Dwellings on a Farm.

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Policy ECN 7

Agricultural and Forestry Development Planning permission will be granted for development on an agricultural holding or forestry enterprise where it is demonstrated that: a) the agricultural or forestry business is currently active and has been established for a minimum of 6 years; c) it will not result in an unacceptable adverse impact on the amenity of residential dwellings outside the holding or enterprise including problems arising from noise, smell and pollution; and d) it will not have an unacceptable adverse impact on the natural or built environment. In cases where a new building is proposed applicants will also need to provide sufficient information to confirm all of the following:

ECONOMIC THEME

b) it is necessary for the efficient use of the agricultural holding or forestry enterprise;

i) there are no suitable existing buildings on the holding or enterprise that can be used; and ii) the proposal is sited beside existing farm or forestry buildings on the holding or enterprise. Exceptionally, consideration may be given to an alternative site away from existing farm or forestry buildings, provided there are no other sites available at another group of buildings on the holding or enterprise, and where: iii) it is essential for the efficient functioning of the business; or iv) there are demonstrable health and safety reasons.

Justification and Amplification As agriculture and forestry continue to change and develop, this policy aims to support the operational needs of these enterprises. The Planning (General Permitted Development) Order (Northern Ireland) 2015, permits certain development relating to agricultural and forestry development as Permitted Development i.e. not requiring planning permission. However, where a proposal is not permitted and planning permission is required, proposals will be assessed against this policy and all other relevant plan policies. Where permission is sought for a new building, the applicant will be required to demonstrate that renovation, alteration or redevelopment opportunities do not exist. Where the need for a new building is accepted, the proposal should be of a scale which is

appropriate to its location, be sited to cluster with any existing buildings (where they exist) and comply with all relevant criteria set out in Policy DES 2. Where it is proposed to site the proposal away from existing agricultural or forestry buildings, the onus is placed upon the applicant to demonstrate that it is essential for the efficient functioning of the holding or enterprise. All permissions granted under this policy may be subject to a condition limiting the use of the building to either agricultural or forestry use as appropriate. For the purposes of this policy the determining criteria for an active and established business is that as set out in Policy HOU 15 - Dwellings on a Farm. The potential impact which agricultural activities can have upon the environment is acknowledged. Air pollution related to ammonia and the associated nitrogen deposition,

is known to have a damaging impact on biodiversity, including sensitive habitats, and ecosystem resilience, as well as human health. Agriculture is the dominant source of ammonia emissions within Northern Ireland. During the assessment of relevant applications, consultation will be carried out with statutory consultees to allow the potential impacts of ammonia emissions and subsequent nitrogen deposition to be fully assessed. Proposals for agricultural and forestry development shall not have an unacceptable adverse impact on the natural or built environment. Development proposals which may have an effect on water environment including groundwater and fisheries should consider standing advice from the Department of Agriculture, Environment and Rural Affairs (DAERA).

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Policy ECN 8

Economic Development in Settlements

ECONOMIC THEME

Planning permission will be granted for a development proposal in settlements where it meets the relevant criteria below. Cities and Towns Class B1 Business Use Proposals for Class B1126 business use will be permitted within city or town centres and in other locations specified for such use in the plan. Elsewhere in cities and towns, proposals will only be permitted where it is demonstrated that all the following criteria are met: a) there is no suitable site within the city or town centre or other location specified for such use in the development plan; b) it is a firm development proposal for business use; and c) the proposal would make a substantial contribution to the economy of the urban area. Proposals will be considered in the following order of preference: i) City or town centre; ii) Other location specified for such use in the plan; iii) Edge of city or town centre location; iv) Location elsewhere in the city, town or urban area. In addition, a development proposal for a Class B1(b) use as a call centre or B1(c) use for research and development proposals will be permitted within an existing or proposed industrial/employment area. Class B1(a) office use will only be permitted in an industrial/employment area when specified in the development plan. Class B2 Light Industrial Use and Class B3 General Industrial Use Proposals for a Class B2 light industrial use or Class B3 general industrial use will be permitted in an area specifically allocated for such purposes in the plan or in an existing economic development127 use area. Elsewhere in cities and towns such proposals will be determined on their individual merits. Class B4 Storage or Distribution Use Proposals for a Class B4 storage or distribution use will be permitted in an area specifically allocated for such purposes in the plan. In addition, a Class B4 development will also be permitted in an existing or proposed economic development area where it is demonstrated that: d) the proposal is compatible with the predominant economic development use; and e) provided approval will not lead to a significant diminution in the economic development resource both in the locality and the plan area generally. Elsewhere in cities and towns such proposals will be determined on their individual merits Villages and Small Settlements Proposals for Class B1, B2, B3 or B4 Economic Development use will be determined on their individual merits.

126 Part B ‘Industrial and Business Uses’ of the Planning (Use Classes) Order (Northern Ireland) 2015: 127 This refers to land in extant plans zoned as economic development use or industrial use

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In villages and small settlements such proposals will be permitted where all of the following have been met: f ) the scale, nature and design of the proposal are in keeping with the character and setting of the settlement and are centrally located; Extensions Proposals to extend an existing economic development use or premises within settlements will be determined on their individual merits in accordance with Policy DES 1.

Justification and Amplification Regional Planning Policy and the Local Development Plan identifies that the hubs and town centres within the Borough should be the main focus for employment and services. 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. Economic development and job creation is facilitated by ensuring the provision of an ample supply of land suitable for economic development within larger settlements. However, it is important that appropriate economic development uses are directed to the right locations within the Borough. City and town centres will continue to be the primary focus for expanding service employment. It therefore is expected that appropriate proposals for Class B1 business use will be located within the Borough’s city and town centres, or in locations specified for such use in the LDP such as a District Centre or a designated Local Centre. Where an area for an industrial/ business park is identified in a development plan, the plan will specify the criteria under which Class B1(a) development may be acceptable.

Exceptionally where there is a definite rather than a speculative proposal for a new Class B1 development which would make a substantial contribution to the economy of a particular city or town and no suitable site exists within the existing city or town centre, or other area identified in a development plan as suitable for such development, consideration may be given to an alternative site within the urban area. An edge of city or town centre location is the preferred location. For any site to be found acceptable, it will need to be compatible with existing land uses in the immediate area and comply with Policy DES 1 and all other relevant plan policies. The onus will be placed on the applicant to demonstrate that the proposal for Class B1 business use within a city or town centre or other locations specified in the plan is a firm proposal. Therefore, the application should be accompanied by supporting information including a business plan, details on tenancy agreements / ownership of building or land.

ECONOMIC THEME

g) the proposal is compatible with adjacent and nearby land uses, including residential.

considered on their own merits, taking account of the compatibility of the proposed development with the surrounding land uses and assessing the proposal against the policy provisions of Policy DES 1 and all other relevant policy considerations. Villages and Small Settlements Within villages and small settlements, land will not be zoned for economic development purposes in the interest of flexibility. Favourable consideration will be given to applications for industrial, business and storage or distribution uses on unzoned land included within the settlement limit, provided the proposal is of a scale, nature and design appropriate to the character of the settlement and complies with all other relevant plan policies. Proposals should be compatible with the surrounding land uses, both existing and approved and comply with Policy DES 1 and all other relevant plan policies.

Within the Borough’s cities and towns, Class B2 and B3 uses should be located on land zoned for such uses. The Local Policies Plan stage will identify an ample supply of economic development lands in different locations. Where proposals come forward for alternative locations, they will be armaghbanbridgecraigavon.gov.uk

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Policy ECN 9

Protection of Zoned Lands and Economic Development Uses

ECONOMIC THEME

Zoned Land in all Locations Planning permission will not normally be granted for proposals that would result in the loss of land zoned for economic development use. An exception will be permitted for the development of sui-generis employment uses when the site is considered not to be suitable for economic development use and where there is no realistic prospect of an economic development use materialising and where it is demonstrated that: a) The proposal is compatible with the predominant economic development use; b) The proposal is of a scale, nature and form appropriate to the location; and c) It will not lead to a significant diminution of the economic development land resource in the locality and the plan area generally. Retailing or commercial leisure development will not be permitted on land zoned for economic development use except where justified as acceptable ancillary development. Unzoned Land in Settlements Proposals which would result in the loss of unzoned land in settlements which is currently in economic development use, or last used for these purposes, will only be acceptable in exceptional circumstances where the site is considered not to be suitable for economic development use and where there is no realistic prospect of an economic development use materialising, and it is demonstrated that: d) the proposal will make a significant contribution to the local economy; or e) the proposal is a specific mixed-use regeneration initiative which contains a significant element of economic development use and will bring substantial community benefits to the local area; or f ) there is a firm proposal to replicate the existing economic benefits on an alternative site in the vicinity; or g) the site is unsuitable for modern industrial, storage or distribution purposes; or h) an alternative use would secure the long-term future of a building or buildings of architectural or historical interest or importance, whether statutorily listed or not.

Justification and Amplification It is important that economic development land and buildings which are well located and suited to such purposes are retained so as to ensure a sufficient ongoing supply. Accordingly, planning permission should not normally be granted for proposals that would result in the loss of land zoned for economic development uses. A decision to reallocate such zoned land to other uses where necessary will be carried out as part of the Local Policies Plan (LPP) stage.

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An exception may be made for a proposal for sui-generis employment uses which are compatible with the existing or proposed economic development, for example a builders supplies merchant or a waste management facility, provided a sufficient supply of land for economic development use remains in the locality and the plan area generally. Where an alternative use is proposed on lands zoned for, or last used for economic development use, the onus will be on the applicant to submit sufficient information with the application to demonstrate how

the proposal complies with the relevant criteria. For instance, the redevelopment of an existing industrial or storage and distribution site with a mixed-use scheme, as a specific regeneration initiative to meet the needs of a particular locality and providing a significant element of employment or community uses which are integrated into the overall development scheme.

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Development Incompatible with Economic Development Uses

Justification and Amplification

reasonable remedial measures have been taken by the operator.

Some proposed developments may be incompatible with nearby economic development enterprises, either already operating or approved. For example, activities giving rise to emissions such as dust, odour or micro-organisms may be incompatible with industrial enterprises requiring a particularly clean and contaminant-free environment. Examples of the latter include pharmaceuticals, medical products, food products and research and development. Often, an individual enterprise engaged in one of these sectors will offer employment in specialised jobs and of significant importance to the local or regional economy.

The requirements of non-planning legislation, for example those relating to public health and environmental pollution, may result in costly new requirements and restrictions being imposed on such businesses as a consequence of new neighbouring development. In such circumstances, the Council may refuse planning permission for new development in order to avoid jeopardising employment in the existing enterprise.

ECONOMIC THEME

A proposal for development in the vicinity of an existing or approved economic development use that would be incompatible with this use or that would prejudice its future operation will be refused.

OPERATIONAL POLICIES

Policy ECN 10

Accordingly, it is in the public interest to ensure that their operations are not unduly compromised through incompatible development. In other cases, incompatibility could arise when new residential development is approved in proximity to an existing economic development use that would be likely to cause nuisance, for example through noise, pollution or traffic disturbance. Where it is clearly demonstrated that a proposal for new or expanded development would prejudice the future operation of an established or approved economic development use, then it will normally be appropriate to refuse the application, even when all

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Retailing and Town Centres Introduction

ECONOMIC THEME

The Retail Strategy (SGS 6) in Part 1 of the draft Plan Strategy, outlines the overarching policy aims and Retail Hierarchy for the Borough, which provides the framework for the subsequent operational policies related to retailing and town centres. The Retail Strategy recognises the role of the Local Development Plan (LDP) in supporting the vitality and viability of the Borough’s city and town centres. It aligns with the SPPS by promoting a town centre first approach to retailing and other main town centre uses and by encouraging development in larger, accessible centres. This approach supports sustainable development and reinforces the role of city and town centres as attractive and successful places for such uses. The delivery of the Retail Strategy will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies including those relating to design and place-making.

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For the purposes of the LDP retailing relates to those uses which fall within Use Class A1 (Shops), as defined by The Planning (Use Classes) Order (Northern Ireland) 2015. Other main town centre uses are as follows: cultural and community, leisure, business and entertainment. For the purposes of implementing this policy the Council is applying the following definitions to those uses: Community and Cultural is any use falling within Class D1 (e), (f), (g), (h) or (i) of The Planning (Use Classes) Order (Northern Ireland) 2015 (hereafter The Order); Leisure is any use falling within Class D2 (a) to (e) (inclusive) of The Order; Business is any use falling within Class A2 or B1(a) of The Order and Entertainment is any use involving the sale of food or drink for consumption on the premises (these do not have a specified use class in The Order). For purposes of clarification, Entertainment Use includes a café, bar or restaurant.

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Retailing and Other Main Town Centre Uses

OPERATIONAL POLICIES

Policy RTC 1

The Council operates a town centre first approach for the location of retailing and other main town centre uses. For that reason, proposals for such uses will be permitted in town centres. Primary Retail Core

Where a proposal for non-retail use is proposed in the PRC, planning permission will only be granted where it is demonstrated that the unit is no longer viable for retail purposes and the proposal would not be harmful to the shopping function of the centre.

ECONOMIC THEME

The Primary Retail Cores (PRCs), as designated in the City/Town Centres128 are the first-choice location for retail development.

City/Town Centre In considering development proposals for retail use (including extensions) within a designated City/Town Centre, outside of the PRC (where designated), planning permission will be granted where it is demonstrated that alternative sites within the PRC are either not suitable, not viable or not available (or any combination thereof). Proposals for other main town centre uses will be permitted within the designated City/Town Centre boundary. Out of Centre Development For retail and other main town centre uses proposed in locations outside the City/Town Centre boundary, unless it is a site allocated for such use in the LDP, a sequential approach to site selection will be applied, along with an assessment of need and, if required, retail impact. Sequential Approach A sequential approach to site selection will be applied for retail use outside of an existing City/Town Centre boundary in the following order of preference: i) Primary Retail Core (where designated) ii) City/Town Centres iii) Edge of City/Town Centre (i.e. Within 300m of the City/Town Centre Boundary) iv) Out of City/Town Centre locations (i.e. Outside the City/Town Centre Boundary but within settlement limits), only where sites are accessible by a choice of good public transport modes. The sequential approach to site selection will also be applied to proposals for other main town centre uses outside of an existing City/Town Centre boundary. For other main town centre uses only criteria ii-iv above will apply. Proposals for retail and other main town centre uses outside of an existing City/Town Centre will only be permitted, where it has been demonstrated that all the following criteria are met: a) All alternative sites, inside the PRC (for retail development), within or on the edge of a City/Town centre, have been assessed sequentially and are discounted as being either not suitable, not viable or not available, or any combination thereof; b) There is a qualitative and/or quantitative need for the proposal; c) The proposal, either individually or cumulatively with other developments, will not have an unacceptable adverse impact on the vitality or viability of any City/Town centre within its catchment area. Where it is established that an alternative sequentially preferable site or sites exist within a proposal’s whole catchment, an application which proposes development on a less sequentially preferred site will be refused. 128 For the purposes of implementing this policy any reference to ‘City/Town Centres’ relates to Tier 1 and Tier 2 of the Retail Hierarchy i.e. Large City/Town Centres (Tier1) and Small Town Centres (Tier 2).

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Proposals for retail development in District Centres, Local Centres and Villages and Small Settlements will be assessed under policies RTC 2, RTC 3 and RTC 4 respectively. ECONOMIC THEME

Need Applications for retail or main town centre uses are required to be accompanied by an assessment of need which is proportionate to support their application where the proposal is located outside of a designated City/Town Centre unless it is on a site allocated for such use in the LDP. This may incorporate a quantitative and qualitative assessment of need taking account of the sustainably and objectively assessed needs of the local town and take account of committed development proposals and allocated sites. Retail Impact Assessment All applications for retail or main centre uses, that are above 1000 sqm gross external area, including extensions which themselves are over 1,000 sqm gross external area or which would result in the overall development exceeding 1,000 sqm gross external area, must be accompanied by a Retail Impact Assessment (RIA) where the proposal is located outside of designated City/Town Centre boundaries unless it is on a site allocated for such use in the LDP. Proposals for the sub-division of out-of-centre units with an existing gross external area over 1000 sqm to provide retail or main town centre uses must be accompanied by a Retail Impact Assessment and assessment of need unless the site is allocated for such use/s in the LDP. The Retail Impact Assessment should incorporate an assessment of need, impact and, where one is required to be submitted, a sequential test. Town Centre Living On the upper floors of premises in town centres, including Primary Retail Cores, the Council will support the retention and development of proposals for residential use, especially in properties that are vacant or underutilised.

Justification and Amplification The aim of Policy RTC 1 is to promote the City / Town Centres or, where designated, the Primary Retail Cores (PRCs), as the first-choice locations for retail development in the Borough.129 Beyond the PRCs the City/Town centres will also be the first-choice location for other main town centre uses.130

Providing a diverse range of uses will enhance and sustain the viability and vitality of the City/ Town Centres by making them more desirable locations to invest, work and visit, both during the daytime and into the evening. The promotion of the town centre first approach will also ensure that retail and other main town centre use are located in areas of high accessibility, where there is better access for those with disabilities and impaired mobility, in addition to good public transport linkages.

Primary Retail Core The LDP acknowledges that shopping underpins the vitality and viability of our City/Town Centres and as such the provision of a consolidated retail offering is essential for maintaining their long-term sustainability. Directing retail development in the first instance towards the PRCs will help to enhance and sustain the City/Town Centres by ensuring the continuance of a compact and attractive shopping environment.

129 Retail development is defined as those uses which fall within Use Class A1 (Shops), as defined by The Planning (Use Classes) Order (Northern Ireland) 2015 130 Main town centre uses are as follows: cultural and community, leisure, business and entertainment. For the purposes of implementing this policy the Council is applying the following definitions to those uses: Community and Cultural is any use falling within Class D1 (e), (f), (g), (h) or (i) of The Planning (Use Classes) Order (Northern Ireland) 2015 (hereafter The Order); Leisure is any use falling within Class D2 (a) to (e) (inclusive) of The Order; Business is any use falling within Class A2 or B1(a) of The Order and Entertainment is any use involving the sale of food or drink for consumption on the premises (these do not have a specified use class in The Order). For purposes of clarification, Entertainment Use includes a café, bar or restaurant.

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employment, community and cultural and commercial leisure needs. The aim is to support and enhance their vitality and viability to reinforce and support their position as the first-choice locations for retailing (where there is no PRC) and other main town centre uses.

However, it is acknowledged that the long-term viability of our City/ Town Centres is unlikely to depend on retail use alone. As such this policy supports a flexible approach towards the provision of non-retail uses through the introduction of complementary uses that will support the main shopping function, provide employment opportunities and extend dwell time throughout the day and into the evening. Managing the amount of non-retail uses in PRCs by ensuring proposals will not result in the significant loss of retail floor-space at ground floor level, will safeguard their primary shopping whilst providing flexibility for other appropriate uses that will supplement the retailing provision.

Complementary City/Town centre Uses

To further protect the primary shopping function of the PRC, all proposals seeking a change of use from retail to non-retail will also be required to demonstrate that a retail use within the unit is no longer viable. In this regard, applicants will be required to provide sufficient evidence to demonstrate that the unit has been vacant and advertised/ marketed with no interest shown for a period of at least 1 year. City/Town Centre The City/Town Centres are important hubs for our local economy and assist in supporting growth and investment within our Borough by meeting our retail,

City/Town centres will be promoted as the principal locations for a variety of complementary uses, that is uses which would complement retailing and other main town centre uses. Such complementary uses would include residential and hotel development. These complementary uses would not only enhance the diversity of offering for residents and visitors by providing an experience that extends beyond a regular shopping trip but will also enhance the nighttime economy and tourism offering within the centres. Furthermore, locating a diverse variety of uses in the larger centres of population, which benefit from high levels of accessibility and connectivity, will not only assist with reducing travel demand but may encourage use of public transport and active travel. Temporary Uses Proposals for temporary non-retail or non-main town centre uses in a City/Town Centre, including a PRCs (where designated), which will utilise vacant or underused land and/or buildings for a limited period of time until they can be brought into permanent use, may be considered favourably where it is demonstrated the unit is no longer viable for retail or main town centre use, the proposal will enhance the character and

vitality of the centre, and can meet any other relevant planning considerations. To demonstrate that a retail or main town centre use within the unit is no longer viable, applicants will be required to provide sufficient evidence to demonstrate the unit has been vacant and advertised/marketed with no interest shown for a period of at least 1 year.

ECONOMIC THEME

The success of the PRCs, as the primary retailing locations, depends not only on the quality and quantity of shopping facilities but also the appearance of the shopping environment, taking account of any statutory designations including Conservation Areas.

Out of Centre Development Sequential Test A sequential approach to site selection will be applied for retail and other main town centre uses outside of an existing City/ Town Centre unless it is on a site allocated for such use in the LDP. Adopting a sequential approach to retail development will ensure that consideration is first given to the PRCs (where designated), followed by the City/Town Centre. If no sites are identified, preference will then be given to an edge of centre location before considering an out of centre location. For clarity, edge of centre relates to locations that are well connected to and within 300 metres of the City/Town centre boundary. Where it is established that an alternative sequentially preferable site or sites exist within the whole catchment of the proposal the less sequentially preferable site will be refused. In instances where it is argued that no sequentially preferable sites are appropriate applicants will be expected to identify and fully demonstrate why alternative sites are not suitable, available and viable. For the purpose of the retailing policies, the LDP defines suitable, available and viable131 as the following:

131 Source: Nexus Planning

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ECONOMIC THEME

Suitable - whether a site is suitable for the land use proposed and/or would conflict with nearby uses. Available - whether a site is available, or can be made available, within a reasonable timeframe. Viable - whether it is realistically possible for the site to be brought forward for the land use proposed without causing the applicant costs which would render the development unviable or would impose upon the applicant a trading location which would result in unviable trading conditions. This may include, for example, infrastructure restrictions. Applicants will need to be creative and flexible when seeking to accommodate development proposals on sites with a constrained footprint. For example, through use of innovative design schemes, including multilevel schemes, or smaller more efficient trading floors/servicing arrangements. Need In addition to the sequential approach to site selection proposals for retail and other main town centre uses outside of an existing City/Town Centre will be required to demonstrate that there is a qualitative and/or quantitative need for the proposal taking account of the needs of the local town, committed development proposals132, and allocated sites unless it is on a site allocated for such use in the LDP.

The quantitative needs assessment shall be based on the capacity findings of a Retail Capacity Study, supplemented where relevant by any further updates and/or any evidence provided by the applicant. The qualitative needs assessment shall comprise an assessment of evidence to support either the type of goods to be sold / provided from the unit (i.e. gap analysis), or for the size of unit proposed133.

boundaries unless it is on a site allocated for such use in the LDP.

Retail Impact Assessment

• the impact of the proposal on existing committed and planned public and private sector investment and investor confidence in the City/Town Centre/s;

A Retail Impact Assessment is a report to support a planning application for the provision of retail or other main town centre uses, outside of designated City/ Town Centre boundaries, which is of a scale that is likely to have an unacceptable impact on the vitality and viability of any City/Town Centre within the catchment of the proposal unless it is on a site allocated for such use in the LDP. In all instances the applicant must demonstrate that the proposal, either individually or cumulatively with other developments, will not have an unacceptable adverse impact on any City/Town centre within its catchment area. All applications for retail or main centre uses, that are above 1000 sqm gross external area, including extensions which themselves are over 1,000 sqm gross external area or which would result in the overall development exceeding 1,000 sqm gross external area, must be accompanied by a Retail Impact Assessment (RIA) as well as an assessment of need where the proposal is located outside of designated City/Town Centre

Factors to be addressed in a Retail Impact Assessment and assessment of need include: • the impact of the proposal on trade and turnover for both convenience and comparison goods traders, and the impact on City/Town centre turnover overall for all centres within the catchment of the proposal;

• the impact of the proposals on the delivery of the planned / allocated sites and the LDP strategy; • the impact on the vitality and viability of existing centres including consideration of the local context, taking into account existing retail mix and the diversity of other facilities and activities. • cumulative impact taking account of committed and planned development, including plan commitments within the town centre and wider area; and • a review of local economic impacts. Where an impact on one or more of these criteria is considered to have an unacceptable adverse impact or where in balancing the overall impacts of each of the criteria the proposed development is judged to be harmful, then it should be refused.

132 For the purposes of this policy ‘committed development’ relates to both approved and commenced development that is being carried out in accordance with the associated planning approval. 133 Source: Nexus Planning

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The Retail Impact Assessment should incorporate an assessment of need, impact and any sequential test that is required to be submitted.

Town Centre Living In order to help promote the vitality and viability of town centres including the development of an enhanced evening economy, the Council will support proposals for residential accommodation on upper floors of premises, especially where properties are vacant or underutilised.

ECONOMIC THEME

Applicants are encouraged to liaise with the Council in advance of submission in order to determine the scope of the assessment, including the key impacts to be assessed and the level of detail that will be required.

Sub-division of large out-of-centre commercial floorspace In order to protect the vitality and viability of our City/Town Centres it is important that the scale of out of centre development remains clearly distinguishable from the niche floorspace offering that is available in the City/Town Centres, such as the provision of small footprint units suitable for start-up, high-end or service uses. As such proposals for the sub-division of out-of-centre units with an existing gross external area over 1000 sqm must be accompanied by a Retail Impact Assessment, assessment of need and sequential test unless the site is allocated for such uses in the LDP. This is to ensure that out of centre development continues to complement rather than compete with any City/Town Centres, District or Local Centres within its catchment.

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Policy RTC 2 District Centres

ECONOMIC THEME

Planning permission will be granted for retail and other main town centre uses where it is demonstrated that a proposal complies with the relevant policy provisions for out of centre development as set out in Policy RTC 1. Applications for extensions to a District Centre will also be required to comply with the relevant policy provisions for out of centre development as set out in Policy RTC 1. The Council will support proposals in the District Centre which meet the local everyday needs of the local community, and which comply with the role of the District Centre as defined in the Council’s Retail Hierarchy.

Justification and Amplification The LDP currently designates one District Centre within the Borough, Legahory District Centre, located in Central Craigavon. Due to its location, development proposals within Legahory District Centre are likely to only have an impact on the vitality and viability of the Large Town Centres (Tier 1) located within Craigavon Urban Area. The existing Legahory District Centre performs an important function by providing the local community with a range of units including retail, business and community and cultural facilities to meet local everyday needs. It is also centrally located and benefits from being well connected to the surrounding areas by both public transport and pedestrian linkages, including the Craigavon ‘Black Path’ network. The Council’s aim is to retain and consolidate Legahory District Centre as a focus for local everyday needs to its surrounding residential area and ensure that its role is complementary to the role and function of any Town Centres within its catchment. As such, all proposals within Legahory District Centre, including extensions to the centre, will only be permitted where it is demonstrated that there will be no unacceptable adverse impact on the vitality

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and viability of any Town Centres within its catchment, in addition to meeting all other requirements. Whilst Legahory District Centre provides an essential role for local communities, by allowing people access to shops, facilities and services close to where they live, it is vital that its role and function remain commensurate with its position in the Retail Hierarchy. Requiring that all development proposals must meet a local need will not only ensure that the District Centre continues to perform at an appropriate level, but will also ensure that it will complement, and not compete with, any City/Town Centres within its catchment. All proposals must contribute to the vitality and viability of Legahory District Centre by meeting a local need and be compatible with its character, role and function. As such, important considerations will include whether the nature, size and scale of the proposal is appropriate to the site context and will not undermine the role and function of the District Centre in supporting local needs and complementing the role and function of the Town Centres within its catchment.

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Policy RTC 3 Local Centres

The Council will support proposals within the Local Centre which meet the everyday needs of the local community, and which comply with the role of the Local Centre as defined in the Council’s Retail Hierarchy.

Justification and Amplification Local Centres perform an important function by providing the local community with a small number of shops, mainly for the sale of convenience goods, and other complementary uses including community and cultural facilities, to meet local everyday needs.

The location and boundaries of the Local Centres will be defined at the LPP stage.

ECONOMIC THEME

Applications for extensions to a Local Centre will also be required to comply with the relevant policy provisions for out of centre development as set out in Policy RTC 1.

Such centres enable people to shop and access services and facilities close to where they live, thereby reducing vehicle trips and encouraging active travel. The Council’s aim is to retain and consolidate the Borough’s Local Centres as a focus for local needs to its local residential area and ensure that their role is complementary to any higher order centre(s) within their catchment. Whilst Local Centres provide an important role for local communities it is vital that their role and function remain commensurate with their position in the Retail Hierarchy. Requiring that all development proposals must meet a local need will not only ensure that the Local Centre continues to perform at an appropriate level, but will also ensure that it will complement, and not compete with, any higher order centre(s) in its catchment.

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Policy RTC 4

Villages and Small Settlements Within villages and small settlements proposals for retail, including extensions, will be permitted where it is demonstrated that the following criteria are met:

ECONOMIC THEME

a) It meets an identified local need (i.e. day-to-day needs) that will sustain the community; b) It is of a nature, size, scale and design appropriate to the character of the village / small settlement; and c) The proposal would not have an unacceptable adverse impact on the vitality and viability of any higher order centre(s) within its catchment.

Justification and Amplification Villages and small settlements have an important role and function in maintaining a sense of community and supporting the needs (i.e. day-to-day needs) of the local population and surrounding rural area. The provision of a limited range of convenience shops and other complementary uses in our villages and small settlements will be vital to maintain and enhance their vitality. However, it is important that proposals are of an appropriate scale and nature so that they will not have an unacceptable adverse impact on any higher order centre within their catchment. To ensure their role remains complementary to the role and function of higher order centres all development proposals within villages and small settlements must be of a nature, size, scale and design appropriate to the character of the settlement and fulfil a local need. Additionally, development proposals will only be permitted where it is demonstrated that there will be no unacceptable adverse impact on the vitality and viability of any higher order centre(s) within their catchment. Proposals for retail services and convenience shopping will generally be supported where the scale of the provision and type of goods sold/ services on offer clearly indicate

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that the use is primarily designed to cater for the needs of the village/ small settlement and its catchment area. Where appropriate, planning conditions will be imposed to restrict the scale and nature of the development, such as the types of goods sold or services on offer.

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Policy RTC 5

Retailing in the Countryside There will be a general presumption against the development of retail facilities in the countryside. However, as a general exception to the overall policy approach, some retail facilities may be considered appropriate outside of the settlement limits, including: • Craft Shops; • Shops serving tourist or recreational facilities; and • Retailing ancillary to roadside service facilities (See Policy RTC 6) Retail facilities should be located within existing buildings, where possible. New buildings will only be permitted in exceptional circumstances where it is demonstrated that no existing buildings are available or suitable. In all instances, the proposed retail facilities must be ancillary to the main use and must not have an unacceptable adverse impact on the vitality or viability of any existing centre within its catchment.

Justification and Amplification The countryside is one of our Borough’s greatest assets, with its highly valued landscapes and abundance of natural, cultural and historic features. A sustainable approach to retail development in the countryside is therefore essential to maintain and enhance its attractiveness as a place to live, work and visit. There will be a general presumption against the development of retail facilities in the countryside and as such the development of inappropriate retail facilities in the countryside will be resisted. Retailing will be directed to the City/Town Centres134 in the first instance, in accordance with the ‘Town Centre First approach’. Whilst it is necessary to protect the countryside from inappropriate development, it is vital that the countryside does not stagnate, and the economic potential of rural areas is encouraged in appropriate ways to strengthen and support rural communities and businesses.

As such, some limited exceptions outside of settlement limits may be considered appropriate. An example of appropriate retailing development in the countryside could be a small shop associated with a unique niche tourist attraction such as the apple orchards/cider experience.

ECONOMIC THEME

• Farm Shops;

and craft shops must be attached to an approved or existing craft workshop to permit direct retailing of the product to the public.

In order to ensure that proposals can be visually integrated into the surrounding landscape and will not cause a detrimental change to or further erode the character of the rural area all proposals will be required to be of an appropriate scale and design, utilising existing buildings where possible. Where it has been satisfactorily demonstrated that there are no existing buildings available or suitable, new buildings must be of an appropriate scale and capable of being satisfactorily integrated into the rural landscape, preferably sited alongside an existing group of buildings. In all instances the proposed retail facilities must be ancillary to the main use. For example, farm shops must be clearly linked to an existing farm holding (or occupant)

134 For the purpose of this policy all references to ‘City / Town Centres’ relates to both Tier 1 and Tier 2 of the Retail Hierarchy i.e. City / Large Town Centres (Tier 1) and Small Town Centres (Tier 2)

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Policy RTC 6

Roadside Service Facilities

ECONOMIC THEME

Planning permission for roadside service facilities in the countryside will be permitted where all the following criteria are met: a) There is an identified need for the proposal, and it will not have an unacceptable adverse impact upon the vitality and viability of any centre within its catchment; b) Proposed access arrangements are satisfactory, and the proposal will not prejudice road safety; and c) The level of retail provision and any other uses are ancillary to the primary use of the site for the sale of fuel. In establishing need, new roadside service facilities proposed within 12 miles of existing or approved facilities, will be refused.

Justification and Amplification Roadside service facilities play an important role in terms of the service function they provide, not only serving the surrounding population, but also providing a necessary convenience for travellers along main transport routes. However, it is important that this service function does not become an attraction in its own right, undermining the role and function of existing centres. The historic role of roadside service facilities as a source of vehicle fuel sales and vehicle recharging is becoming increasingly secondary to other service provision such as food and rest areas. It is therefore important that the scale and nature of the retail provision, and any other ancillary uses / services, remains clearly secondary to the primary function of the roadside service facility. Where a route is already adequately served by existing services, the creation of a new roadside service facility will not be permitted. As such, applicants will be required to demonstrate that there is an identified ‘need’ for the proposal, taking account of any existing roadside service facilities within its catchment. In establishing ‘need’ for proposals in the countryside, the development of

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new roadside service facilities within 12 miles of an existing facility will not be permitted, as the route is considered to be already adequately served.

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Tourism Introduction

The Strategy promotes a general presumption in favour of tourism development within settlements to support regeneration and investment, while advocating a managed and proportionate approach in the countryside to protect rural character, landscape quality and amenity. It emphasises the importance of safeguarding tourism assets from inappropriate development to secure their longterm value and provides a policy framework to guide good quality, sustainable tourism development that strengthens the Borough’s identity, supports vibrant communities and delivers lasting benefits for residents and visitors.

The delivery of the Tourism Strategy will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies including those relating to design and place-making.

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ECONOMIC THEME

The Tourism Strategy (SGS 7) in Part 1 of the draft Plan Strategy sets out the Council’s strategic approach to supporting sustainable tourism as a key driver of economic growth, place-making and community well-being across the Borough. It aligns with regional planning policy, particularly the Regional Development Strategy and the Strategic Planning Policy Statement, and recognises tourism’s role in generating employment, supporting local businesses and enhancing cultural and environmental assets.

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Policy TOU 1

Tourism Development in Settlements

ECONOMIC THEME

Planning permission will be granted for a proposal for tourism development (including a tourist amenity or tourist accommodation) within a settlement provided it is of a nature appropriate to the settlement.

Justification and Amplification The Borough holds significant tourism potential. The local development plan will manage the provision of sustainable and highquality tourism development in appropriate locations. This policy seeks to promote and facilitate sustainable tourism development within the Borough’s settlements, where proposals comply with all other relevant plan policies. Tourism within settlements can be beneficial for the Borough’s City/ Town centres and helps to deliver development that is sustainable and supports existing services and facilities such as retail, catering, entertainment, leisure and transport as well as promoting a sense of urban vitality. In specific locations, tourism can provide a focus for regeneration schemes or may be a key component of mixed-use development. While the policy will provide for tourism 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 in accordance with DES 1 and the impact on neighbouring residential amenity in accordance with GP 4. The need for high quality design will be particularly important within the Borough’s Conservation Areas and Area of Townscape/Village Character.

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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 importance. Proposals will be assessed against the General Policies, DES 1 and all other relevant policy provisions of the Plan.

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Policy TOU 2

Tourist Amenities in the Countryside New Development Proposals A new tourist amenity in the countryside must demonstrate that:

b) the type of tourist activity in itself requires a countryside location. All proposals that include buildings must utilise existing or replacement buildings, where possible. Where a proposed tourist amenity is of regional 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 regional tourism as well as sustainable benefits to the locality. Such applications must be supported by a tourism benefit statement and a sustainable benefit statement.

ECONOMIC THEME

a) it is in association with and requires a site at or close to a particular tourism asset located in the countryside; or

Extension of an Existing Tourist Amenity A proposal for the extension of an existing tourist amenity will be permitted where the scale and nature of the proposal does not harm the rural character, landscape quality or environmental integrity of the local area. Where possible, such proposals 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 a new or replacement building is considered acceptable, it should be sited and designed so as to integrate with the overall development. Any conversion, 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 they may have.

Justification and Amplification A tourist amenity is defined by the Tourism (NI) 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 and not all proposals will be suited to the Borough’s settlements. This policy 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. The impact of proposals on rural character, landscape and natural/ built heritage is an important consideration in their assessment, particularly within areas designated for their landscape, natural or cultural heritage qualities and their

settings. Proposals will be assessed against the General Policies, DES 2 and all other relevant policy provisions of the Plan.

sustainable benefit statement to demonstrate such merits. Relevant considerations are set out in Appendix 11.

Proposals which are of regional importance or large-scale proposals must be accompanied by a tourism benefit statement to demonstrate the value of the proposal in terms of tourism revenue and employment opportunities and how it will further the objectives of the Council’s Tourism Strategy. Proposals associated with particular tourism assets in the countryside will also be assessed against policy TOU 7 - Safeguarding Tourism Assets. Regionally significant or largescale proposals are also required to deliver sustainable benefit to the rural locality and applications must be accompanied by a

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Policy TOU 3

ECONOMIC THEME

Hotels, Guest Houses and Tourist Hostels in the Countryside Planning permission will be granted for a new hotel / guest house / tourist hostel in the countryside in the following circumstances: a) The replacement of an existing rural building; or b) A new build proposal on the periphery of a settlement. Replacement of an Existing Rural Building A proposal to replace an existing building in the countryside with a hotel, guest house or tourist hostel will be permitted subject to the following criteria: 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 (NI) Order 1992; iii) the existing building is not a listed building; iv) where the existing building is a vernacular building and 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; 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. New Build Hotel, Guest House or Tourist Hostel on the periphery of a Settlement A firm proposal to develop a hotel, guest house or tourist hostel on land at the edge of a settlement will be permitted subject to the following specific criteria: i) there is no suitable site within the settlement or other nearby settlement; ii) 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 iii) the development is close to the settlement but will not dominate it or contribute to urban sprawl. Where the principle of a new building on the edge of a settlement is established through meeting the above criteria, a sequential locational test will be applied with preference being attributed to sites in the following order: i) land adjacent to the existing settlement limit, subject to amenity and environmental considerations; ii) 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; iii) an undeveloped site close to the settlement where the development could be visually integrated into the landscape. 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) the existing 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.

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Expansion of Existing Hotels, Guest Houses and Tourist Hostels

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 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.

Justification and Amplification New Build Hotel / Guest House / Tourist Hostel on the periphery of a settlement 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. Where the case for a location outside a settlement in such as area 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. Proposals 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. It is acknowledged that the design and format of hotels has changed in recent years, moving away from traditional layouts, rigidly defined spaces towards more deconstructed layouts. This trend is likely to continue, however the design and appearance of new developments must demonstrate that they comply with all relevant criteria of Policy DES 2. 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;

ECONOMIC THEME

A proposal for the expansion of an existing hotel, guest house or tourist hostel will be permitted where it complies with all relevant provisions of the Plan and subject to the following specific criteria:

will not in itself allow for inappropriate alternative uses if an approved scheme does not go ahead. While the 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 the Council’s tourism strategy or any Regional Strategy. Similarly, where there is a proposed change of use or replacement of a hotel, guest house or tourist hostel approved under this policy, the applicant will be required to provide sufficient supporting information to demonstrate that the proposal is not viable in the long term.

• 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. The grant of planning permission

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Policy TOU 4

ECONOMIC THEME

Major Tourism Development in the Countryside Exceptional Circumstances A proposal for a major tourism development in the countryside will only exceptionally be permitted where it complies with all of the following criteria: a) demonstration of exceptional benefit to the 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 the three criteria.

Justification and Amplification This policy makes provision for major tourism development projects in the Borough’s countryside, in exceptional circumstances, where proposals 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, such as a single guest house or small-scale self-catering development, as such proposals are unlikely in themselves to offer exceptional tourism benefit to the tourism industry or be of a scale which requires a countryside location. However, a proposal that offers a tourist amenity likely to attract significant numbers of visitors

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along with a commensurate level and quality of visitor accommodation will be considered under this policy. To allow informed consideration all applications made under this policy will be expected to be accompanied with the following information: • 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/ Borough, and how it will further the aims of any relevant Regional Tourism Strategy and the tourism strategy of the Council. • Sufficient evidence to demonstrate how realistic the particular proposal is, that the proposal is a ‘firm proposal’, including what sources of finance are available to sustain the project. • Justification as to why the particular site was chosen and illustrative details of the proposed design and layout.

• A sustainable benefit statement taking account of the considerations set out in Appendix 11 Tourist Amenities in the Countryside - Sustainability Assessment. 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 / built and historic environment of the Borough is an important consideration in their assessment, particularly within areas designated for their landscape, natural or cultural heritage qualities. Proposals will be assessed against the General Policies, DES 2 and all other relevant policy provisions of the Plan.

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Self-Catering Accommodation in the Countryside

OPERATIONAL POLICIES

Policy TOU 5

Planning permission will be granted for self-catering units of tourist accommodation where it complies with relevant policy provisions of the Plan and in either of the following circumstances:

b) one 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 any circumstance above, self-catering development is required to be subsidiary in scale and ancillary to the primary tourism use of the site.

ECONOMIC THEME

a) one or more new units are located within the grounds of an existing or approved hotel, self-catering complex, guest house or holiday park; or

Where new self-catering units are 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 by condition.

Justification and Amplification

the countryside and safeguarding the value of tourism assets.

This policy provides sustainable opportunities for self-catering tourist accommodation in the countryside, particularly in areas where tourist amenities and accommodation have become established or are likely to become established following the granting of planning permission for a tourism project.

Where units are proposed in association with a tourist amenity, this policy requires that the tourist amenity must be a significant attraction in its own right. In assessing this, consideration will be given to the nature and scale of the tourist amenity. Relevant considerations in this regard are likely to include visitor numbers and the provision 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, the planning officer may consult with Tourism NI.

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

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

become operational. The policy therefore requires a condition to be attached to approvals to the effect. Exceptionally, such a condition may not be attached by the Council in circumstances where self-catering units are to be provided in association with a tourist amenity, such as a golf course, which has a long lead in time prior to it becoming operational. However, this exception will only be applied where there is no hotel or other element of the overall development proposal that could provide a revenue source during the lead-in time required for the tourist amenity. 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

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ECONOMIC THEME

as a private dwelling(s) does not occur. Permanent residential use of a group of more than one selfcatering units will be deterred through design. Such units will be required to demonstrate an informal site layout with communal open space only. Informal road layout without designated car parking will also be required. Informal car parking provision should not, where possible, be directly associated with the units. Individual units must be of appropriate design for holiday use, 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. The conversion and reuse of suitable rural buildings (nondesignated heritage assets) (Policy HE 14) and farm or forestry diversification (Policy ECN 7) may provide other opportunities for small scale, including single unit, self-catering accommodation in the countryside. Proposals will be assessed against the General Policies, DES 2 and all other relevant policy provisions of the Plan.

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New and Extended Holiday Parks in the Countryside

OPERATIONAL POLICIES

Policy TOU 6

Planning permission will be granted for a new holiday park or an extension to an existing facility where it is demonstrated that the proposal will create a high-quality and sustainable form of tourism development.

Proposals for holiday park development must be accompanied by a layout and landscaping plan and will be subject to the following specific criteria: 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;

ECONOMIC THEME

The location, siting, size, design, layout and landscaping of the holiday park proposal must be based on an overall design concept that respects the surrounding landscape, rural character and site context.

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; and 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.

Justification and Amplification Holiday parks are important for the domestic tourism market in terms of the volume of rural tourism bed spaces they provide and the economic benefits that flow from this scale of tourism activity. Such parks may offer a range of different types of accommodation, including static caravan holiday homes, holiday chalets and pitches for touring caravans, motorhomes, camping, glamping as well as a diverse range of infrastructure and amenity provision. The Council already operate existing facilities at Kinnego Marina Caravan & Camping Park, Clare Glen Caravan Park and Gosford Forest Park Camping & Caravanning, and there is further potential to develop upon existing facilities and create new facilities to help enhance the tourism offering across the Borough. The scope for integrating a new holiday park, or an extension to

an existing facility is often limited by the extent to and layout of such development and by specific locational preferences. Appropriate site selection is therefore crucial in order to ensure visual integration into the landscape and to avoid detrimental impact upon environmentally sensitive sites. All new or extended holiday parks must be of a high-quality and provide a sustainable form of development. The policy provisions also reflect the importance of design, 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 appear to reflect recent trends within 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. Further guidance on site layout and landscape design is set out in Appendix 11. Proposals will be assessed against the General Policies, DES 2 and all other relevant policy provisions of the Plan.

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Policy TOU 7

Safeguarding Tourism Assets

ECONOMIC THEME

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 tourism value. 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 For the purposes of this statement, a tourism asset is defined as any feature which is associated with the built/natural and historic environment which is of intrinsic interest to tourists. There are many diverse features or combinations of features associated with the built/natural and historic environment in the Borough, which are of intrinsic interest to tourists, including Conservation Areas and historical and archaeological sites. What constitutes a tourism asset is not an exhaustive list, the Borough’s tourism assets will continue to change and evolve as new development occurs. The Council’s tourism strategy helps to identify key tourism assets within the Borough. To safeguard a tourism asset includes protecting the asset from any unnecessary, inappropriate or excessive development. Effective safeguarding 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. The policy is applicable to all forms of development that may impact adversely upon a tourism asset. Adverse impact will include visual impact, for example within an area of high landscape quality, within a Conservation Area or in the vicinity

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of a Listed Building 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. 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 major, for example an AONB, key locations of tourism value at a local level should also be safeguarded. Development of a tourist amenity intended to provide sustainable access to or interpretation of a tourism asset, as provided for through policy TOU 2, will be required to be sensitive to its inherent qualities and setting that underpin its tourism value. Some tourism assets are already subject to protection from inappropriate or excessive development through statutory designation or other LDP policies. 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.

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Minerals Development Introduction

Minerals development in the Borough is dominated by hard rock quarrying, with 14 active quarries operating that mainly extract sandstone and limestone. Highquality gritstone is a significant local export product, particularly for use in road-surfacing. There are two landing sites on the southern shores of Lough Neagh, associated with sand and gravel extraction on the lough bed, although extraction is currently only permitted in the neighbouring Mid Ulster District Council area of the lough. A potential gold deposit has been identified in the mid-western part of the Borough, with licensed exploration being carried out since the 1990s. No precious metal extraction has been carried out to date. Historically, lead extraction was carried out primarily in the mid County Armagh area. Extensive areas of raised bog extend across the north of the Borough, with some commercial peat extraction being carried out. The nature, scale and duration of minerals extraction and the transportation of materials can have significant adverse impacts on the landscape, environment and local communities. This can present significant challenges for the planning system, especially where a location is valued for its landscape and/or environmental significance, and there are limited opportunities for considering alternative sites. The legacy of abandoned workings can present additional challenges in terms of safety for neighbours and site restoration. The Strategic Planning Policy Statement (SPPS) recognises that the planning system has a key role in supporting a sustainable approach to minerals development. To achieve this, it identifies three regional strategic objectives aimed at promoting sustainable mineral development by balancing extraction needs with environmental protection, while minimising impacts on communities and heritage, and ensuring timely and safe restoration and reuse of the site.

The LDP supports the responsible and sustainable exploitation of minerals in line with the regional policy approach of the SPPS. It seeks to balance the need for minerals development against the need to safeguard the environment, landscape and local communities. Where appropriate, the Council will protect areas of landscape and environmental value (natural and historic) from the impacts of minerals development through Areas of Constraint on Minerals Development (ACMDs). Similarly, mineral resources of economic or conservation value will be safeguarded where appropriate, through Minerals Safeguarding Areas (MSAs).

ECONOMIC THEME

Minerals135 are an important natural resource and economic asset within the Borough that provide materials vital for construction, agriculture and manufacturing. The minerals industry makes a significant contribution to the local and wider economy, and it is a valued source of employment in rural areas, with many more businesses and jobs benefitting indirectly from the supply and processing of minerals products. Ensuring a sufficient and steady supply of construction aggregates and other minerals is essential to supporting development and sustaining economic growth.

The Council also seeks to ensure that sufficient local supplies of construction aggregates can be made available for use within the local, and where appropriate, the regional market area and beyond, to meet anticipated development needs over the plan period. This overall strategic approach builds on the Preferred Option for minerals development set out in the POP. It will also support the economic and sustainability aspects of the Council’s Community Plan 2017-2030 ‘Connected’.

Policy Aims The strategic approach of the LDP to minerals development is outlined in the policy aims set out below. These aims support the regional strategic objectives and guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS): • facilitate sustainable minerals development through balancing the need for the minerals development against the need to protect the environment, landscape and local communities from unacceptable adverse impacts; • where appropriate, identify areas which should be protected from minerals development because of their intrinsic landscape, amenity, scientific

135 See Glossary term.

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or heritage value (including natural, built or archaeological), where a general presumption against minerals development will apply; • where appropriate, safeguard minerals resources of economic or conservation value from sterilisation by non-minerals surface development which would prejudice future exploitation; • facilitate the appropriate exploitation of high value minerals; • apply a presumption against the extraction of hydrocarbons by unconventional methods, such as hydraulic fracturing (i.e. fracking), until there is sufficient and robust evidence on all environmental impacts associated with such methods; • apply a presumption against commercial peat extraction unless the peatland is so degraded that it is not reasonably capable of restoration; • secure sustainable and safe restoration and aftercare and appropriate re-use of redundant minerals sites at the earliest opportunity; and • ensure safe development in proximity to underground abandoned mine workings. The delivery of the policy aims will be facilitated through the operational policies outlined in the remainder of this section (MIN 1-8). Furthermore, during Local Policies Plan (LPP) stage, two spatial designations may be identified where there is a robust evidence base to support them. These are: • Areas of Constraint on Minerals Development (ACMDs), and • Minerals Safeguarding Areas (MSAs) ACMDs are currently designated in the Craigavon Area Plan (CAP) 2010 and Dungannon and South Tyrone Area Plan (DSTAP) 2010, which will be reviewed at Local Policies Plan LPP stage. The existing ACMDs in the legacy Area Plans will be carried forward until this review (refer to Transitional Arrangements). Currently, none of the existing active quarry sites in the Borough fall within the existing ACMDs. Policy MIN 2 provides protection against minerals development in designated ACMDs. With regard to MSAs, there are no current safeguarded reserves designated in the legacy Area Plans and there is currently insufficient evidence available to the Council to support any such designation. The Council will revisit the issue at LPP stage, when more information may be available to inform considerations in relation to potential safeguarding areas. Policy MIN

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3 provides protection against surface development within any designated safeguarding areas where it would prejudice future exploitation.

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Policy MIN 1

Minerals Development Planning permission will be granted for minerals development where it is demonstrated that the proposal will not have an unacceptable adverse impact on: a) the natural environment; c) the water environment; d) landscape character and visual amenity; e) safety, human health and the amenity of people living or working in proximity to the site; and f ) the local transport network, road safety and the convenience of road users.

ECONOMIC THEME

b) the historic environment;

In addition, the minerals development proposal will be required to demonstrate that: g) it provides effective and sustainable solutions for the management of waste from extraction, including, where relevant, the reuse of recycled and secondary material; and h) it will not have an unacceptable impact when considered cumulatively with any other existing, approved or planned minerals or other development. There will, however, be a presumption against minerals development within a designated Area of Constraint on Minerals Development (ACMD) unless the proposal is deemed an exception in accordance with Policy MIN 2136. In such cases, Criteria a-h, above, will still apply. Where the proposal falls within or in close proximity to a site or area of landscape, amenity, scientific, or heritage (natural, built or archaeological) value137, including those proposed for designation, planning permission will not normally be granted where this would adversely affect the integrity of or threaten to undermine the rationale for the designation. Applications for the extraction of minerals must include satisfactory restoration and aftercare proposals in accordance with Policy MIN 7.

Justification and Amplification Policy MIN 1 applies to all proposals for new minerals development, including the extension to existing workings and the renewal of extant permissions. The Council’s approach to minerals development is to balance the need for minerals resources against the need to protect and conserve the environment and to minimise the impact on local communities and the landscape. It is accepted that minerals extraction, by its very nature, has an impact on the environment and its surroundings. The Council’s objective is therefore to balance the potential harm against the

benefits to the economy and society by supporting proposals unless the potential impacts cannot be managed to an acceptable degree. Mitigating measures are key to successfully achieving this. All minerals development proposals must include environmentally and visually acceptable mitigation measures. Extending existing minerals operations, that minimise environmental disturbance, will normally be preferred to new workings on greenfield sites. Early pre-application engagement with the Council and relevant consultees is encouraged to help identify the particular issues relating to each site. A range of detailed assessments / technical

reports will normally be required to fully assess the impacts of the proposal. These should be prepared by competent and appropriately qualified persons. Minerals development proposals must include a programme of works, including details of phasing and timeframes for completion of extraction works and restoration works (in accordance with Policy MIN 7) as appropriate. A highquality restoration and aftercare scheme however will not be an acceptable justification for an otherwise unacceptable minerals development. The Council will attach appropriate conditions to the granting of a planning permission for minerals

136 See also Policy MIN 4 High Value Minerals and Policy MIN 5 Hydrocarbon Development 137 including its setting.

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development, to ensure that works are fully implemented in accordance with agreed details and that the impact of the development is suitably managed both during and after the cessation of the minerals working operation.

of the designation or threaten to undermine the rationale for the designation. All minerals development proposals in these areas will be expected to accord with relevant Natural Heritage Policies.

The Natural Environment

Biodiversity should be protected and enhanced where possible during the lifetime of a minerals working, such as on the fringes of the extraction site. Future restoration of the minerals site will be expected to deliver appropriate nature conservation and biodiversity enhancement, in accordance with Policy MIN 7.

There is increasing impact on the natural environment arising from landuse intensification, urbanisation and agricultural change. Minerals development can also contribute to these impacts, given its potential to disturb habitats, alter landscapes and affect the ecological functioning of sites. It is therefore essential that all minerals development proposals can demonstrate that it will not have an unacceptable adverse impact on the natural environment. There are a number of environmental assets within the Borough which are protected under International, National or Local Designations. The integrity and conservation features of a site of International, National or Local Nature Conservation Importance, including Special Areas of Conservation, Special Protection Area, Ramsar sites, Areas of Special Scientific Interest, Nature Reserves or other natural heritage assets, must not be degraded through minerals development, nor result in the loss of protected species, adverse impacts on biodiversity, or disruption of the natural processes that support healthy and functioning ecosystems. Minerals development proposals within or in close proximity to areas protected under an International, National or Local Designation which include those proposed for designation will not normally be granted permission where they would prejudice the integrity

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Policy EP 2 Land Contamination shall also be considered where a minerals proposal raises a potential risk of land contamination (i.e. ground pollution). The Historic Environment Minerals exploration and working has the potential to impact on sites, structures and remains of archaeological or historic interest, including listed buildings and non-designated heritage assets. The early identification of such sites, structures and remains which may be impacted by a minerals development proposal is important. Minerals development proposals will be expected to accord with relevant Historic Environment Policies. Minerals development within or in close proximity to a site or area which has been designated, or is proposed to be designated, because it contains a feature or features of archaeological, architectural or historic interest will not normally be granted permission where they would prejudice the integrity of the heritage asset, including its setting, and the rationale for the designation.

The Water Environment The water environment within our Borough is made up of Lough Neagh, lakes, rivers, ground water, surface water and watercourses. It plays a vital role in supporting biodiversity, providing habitats for a wide range of wildlife including protected species, birds and aquatic fauna and contributes to ecosystem health. It also represents an important resource for drinking water supply and for use within industrial processes. It is therefore essential that minerals development proposals avoid sensitive water environments (including hydrological links), and that proposals incorporate appropriate measures to prevent pollution and protect water quality during exploration, extraction and processing activities. Applicants may be required to provide reliable pollution prevention measures, such as settlement ponds, where appropriate. Minerals development proposals will not be permitted where the extraction method proposed presents an unacceptable risk of water pollution. Applicants are referred to other key policy considerations of relevance in relation to the water environment, including environmental pollution (Policy EP 1), water conservation/efficiency (Policy GP 1, Criterion d) and flood risk (Policies FRD 1-5). Landscape Character and Visual Amenity Minerals development and ancillary elements (e.g. plant and site works) can have a significant visual impact on the local landscape, particularly large-scale quarrying operations. Where operational needs limit siting options, it is essential that

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mitigation, for example through the submission of a dust management plan.

Local Transport Network, Road Safety and the Convenience of Road Users

Particular regard should be paid to the preservation of the skyline and that all elements of the proposal including plant, stockpiles and overburden are sensitively integrated within the wider landscape setting. Careful consideration should be given to site selection for minerals development proposals. Proposals within or in close proximity to a landscape designation (including a proposed designation) will not normally be granted permission where this would prejudice the essential characteristics of the area and the reason for the designation.

The potential for conflict may be satisfactorily mitigated by providing sufficient separation between the minerals working(s) and other development, particularly where the minerals operation involves blasting close to residential properties or employment uses. The distance required will be informed through consultation with relevant consultees.

Where road safety and the convenience of road users would be prejudiced by a minerals development proposal planning permission will not normally be permitted, unless the applicant demonstrates adequate means of mitigation. This could be as a result of the local road network being insufficient to accommodate the volume of heavy traffic that would be generated by the proposal, or an unsafe access arrangement. It could also be caused where unsuitable parking, servicing or turning arrangements would have a resultant impact on road safety and the flow of traffic along the public road. Early discussion with DfI Roads and Council on such matters is encouraged.

All minerals development proposals must therefore include a Landscape/Visual Impact Assessment with the application in order to fully assess the visual impacts on the surrounding landscape and an appropriate landscaping scheme should be submitted with the proposal setting out appropriate measures to mitigate the impact to an acceptable degree. Safety, Human Health and Amenity Minerals development that is likely to compromise health and safety or significantly impair the amenity of people living and working in close proximity to the site will not normally be acceptable. Potential adverse impacts include from excessive noise, vibration and dust resulting from the extraction, processing or transporting of materials. Where such impacts are considered to be incompatible with neighbouring development, planning permission will not normally be permitted unless the developer can demonstrate adequate and appropriate

Careful consideration will be given to the potential effects of minerals development on ground stability within the surrounding area. Where existing buildings, particularly dwellings, would be placed at risk as a result of instability arising from minerals operations, planning permission will not normally be granted. It is the responsibility of the applicant to incorporate all necessary and appropriate safeguards, including appropriate mining methods, design measures and operational techniques, to ensure ground stability is adequately protected. Considerations relating to public safety, human health and amenity arising from a development proposal are covered by Policies GP 3 Public Safety and Human Health and Policy GP 4 Amenity. These considerations apply to minerals development proposals, as well as non-minerals development proposals in close proximity to existing minerals operations or other approved minerals development sites. Given the rural location of quarry sites generally, consideration should also be given to the safety of livestock and animals within surrounding lands, and the need for mitigation.

ECONOMIC THEME

proposals minimise visual impact by making best use of existing landform and natural features.

Minerals development proposals will be expected to accord with relevant Transportation Policies and General Policy GP 2, (Criterion a) in respect of transport infrastructure. A Transport Assessment may be required in accordance with Policy TRAN 6, particularly where the proposal involves an entirely new minerals development site and/or it would generate a significant increase in traffic on the road network. Access provision for a new minerals development proposal on to a Protected Route (either a new access or the intensification of an existing access) shall be avoided where possible, in line with the provisions of Policy TRAN 3. When assessing a proposal with access onto a Protected Route, where a reasonable alternative from a minor road is not available, the Council will consider, as appropriate, the importance of the

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mineral to the local and/or regional economy, alternative sources of the mineral, the suitability of the proposed access arrangement (having regard to published standards) and any other relevant factors. Applicants will be expected to provide a sufficient case for such a proposal.

recycling and reuse of minerals resources, in order to minimise the exploitation of new resources. The applicant should include details of any recycled and/or secondary aggregates138 intended to be produced on site.

Vehicles transporting materials from a minerals site may be directed to use a particular access or route(s) in order to avoid disturbance to people living adjacent to other roads in the locality.

The cumulative impact of minerals development may be a material consideration when determining individual planning applications due to the proximity, nature, scale and potentially lengthy duration of this type of development. The proximity of two or more such developments could amplify various impacts on the local environment, landscape and/or community to an unacceptable degree. There are four locations in the Borough where two operating quarries are within a distance of 1km, with the distances much less in two of these cases. Where the Council considers that an application for a new minerals working, or an extension to an existing working, will contribute to an unacceptable cumulative impact alongside an existing, approved and/or planned minerals development in the locality, it will not normally be permitted. The existence of any nearby dormant minerals sites, that could potentially recommence, shall also be taken into account.

Where appropriate, conditions will be applied to prevent dirt on the wheels of vehicles being deposited on the public road. Management of Extractive Waste All minerals development proposals will be required to demonstrate the sustainable management of extractive waste and how it takes account of the efficient use of minerals resources. Planning permission will not be granted until a management plan for extractive waste (i.e. ‘Mine Waste Plan (MWP)’), required in accordance with the Planning (Management of Waste from Extractive Industries) Regulations (NI) 2015, has been submitted to and approved by the Council. The MWP will be expected to outline how the proposal will minimise, treat, recover and dispose of extractive waste generated at the mine/quarry, in a manner that meets favourably with the remaining MIN 1 policy criteria and other requirements, as well as other relevant LDP Policies. In line with Strategic Policy SP 1 Furthering Sustainable Development and Climate Change Resilience, the Council will support, where appropriate, the 138 See Aggregates definition in Glossary.

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Cumulative Impact

The additional impact of any significant non-minerals development within proximity to minerals development will be considered on a case-by-case basis.

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Areas of Constraint on Minerals Development

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Policy MIN 2

Planning permission will not be granted for minerals development in a designated Area of Constraint on Minerals Development (ACMD), unless the proposal meets one of the following exceptions: a) it is for a high value mineral that meets the requirements of Policy MIN 4; or Further exceptions may be permitted in an ACMD for: c) an appropriate minor expansion of an existing mineral working or landing site; or d) an appropriate short-term extraction. In such cases, on-site processing of the excavated material will not normally be acceptable.

Justification and Amplification Areas of constraint on Minerals Development (ACMDs) are designated in order to safeguard the most valuable or sensitive areas within the Borough from the detrimental impacts of minerals development. This could be due to their intrinsic landscape quality/ character, amenity value, earth science interest and/or heritage value (natural, built and/or archaeological). ACMDs may be designated at Local Policies Plan stage where there is evidence to support them, taking account of other statutory and policy designations that provide protection, including any proposed designations. This will include a review of designated ACMDs in extant Area Plans139, which will continue to apply during the intervening period between adoption of the Plan Strategy and Local Policies Plan. Where appropriate, ACMD designations will be accompanied by site-specific or locally specific policy on how exceptional proposals within ACMDs will be treated. There will be a general presumption against minerals development within ACMDs. The policy however

sets out exceptions to this policy presumption. These involve suitable proposals for high value minerals and hydrocarbon development (as assessed under Policies MIN 4 and MIN 5 respectively). The policy lists two other forms of minerals development that may also be justified within an ACMD as an exception, under Criterion c) and d).

ECONOMIC THEME

b) it is for hydrocarbon development that meets the requirements of Policy MIN 5.

term extraction will vary depending on the mineral to be extracted and will therefore be assessed on a case-by-case basis.

Existing minerals or landing sites may need to expand over time where the existing site is fully utilised. The minor expansion of an existing minerals or landing site within an ACMD may therefore be acceptable under Criterion c). This policy criterion allows for the economic considerations to be weighed against the environmental, landscape and amenity impacts. The expansion should not involve a substantial increase in site area, relative to the existing site. Each case will be considered on its merits. For permission for an expansion to be granted, the Council will require measures to be taken to mitigate the impacts of the overall extended enterprise to an acceptable standard. An appropriate short-term extraction may also be justified as an exception in an ACMD, under Criterion d). The period for short-

139 Areas of Constraint on Minerals Development (ACMDs) are designated in the Craigavon Area Plan (CAP) 2010 and Dungannon & South Tyrone Area Plan (DSTAP) 2010.

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Policy MIN 3

Minerals Safeguarding

ECONOMIC THEME

Mineral Safeguarding Areas (MSAs) will be defined around identified mineral resources of workable economic value or conservation value, where appropriate. Surface development within these areas which would prejudice the future exploitation of the mineral resource will not be permitted.

Justification and Amplification Minerals are a finite resource and can only be extracted from where they naturally occur. It is therefore very important that mineral resources of economic value are not sterilised by other incompatible surfacelevel development which would prejudice their future exploitation. A mineral resource may also be discovered that is particularly limited in occurrence and there may be a specific case for it to be conserved. Minerals safeguarding ensures that access to such mineral resources is not restricted prior to a planning application for minerals development being determined. It is important however that the right balance is struck between protecting resources for future needs and avoiding unnecessary planning blight. Mineral Safeguarding Areas (MSAs) may be designated at the Local Policies Plan stage, where there is evidence to support them. These may be designated around existing mineral workings, where operators can demonstrate a case for safeguarding the resource, or other untapped mineral resources that warrant safeguarding and that have been proven to acceptable standards. Such considerations will be informed by further engagement with the mineral industry and key interests, taking account of the best available information on the location of mineral resources. When considering potential MSAs, the Council will aim to limit the

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environmental and landscape impacts as far as possible, in accordance with Policy MIN 1. MSA designations will be accompanied by local policy, as appropriate. Certain types of non-minerals surface development that would have a negligible impact on the future potential to exploit the mineral resource will be exempt from the presumption against set out in the policy and will be permitted within a MSA boundary, subject to meeting the requirements of other relevant LDP policies. These include the following types of development or application: • householder development; • replacement dwellings within the curtilage of an existing dwelling; • works within the curtilage of an existing non-residential use, including alterations and/ or extensions to an existing in-curtilage non-residential building; • change of use of an existing development where this does not result in an intensification of activity on the site; • temporary planning permission where it does not prejudice exploitation of the mineral resource; • application for reserved matters or application for full planning permission in substitution for same; • application for the renewal of an extant outline permission; • Certificate of Lawful Use or Development (CLUD);

• application for works to trees protected under a Tree Preservation Order (TPO); and • applications for advertisement consent.

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Policy MIN 4 High Value Minerals

There will not be a presumption against the exploitation of high value minerals in any area. However, where such a minerals development proposal falls within a statutory or policy designation, or a proposed designation, due weight will be given to the reason for the designation.

High value minerals, which are particularly valuable to the economy, tend to be limited in occurrence and with some uncommon or valuable property. For the purposes of the policy, these are metalliferous and non-metalliferous minerals140 licensed by the Department for the Economy (DfE) or The Crown Estate. Hydrocarbon development is covered separately in Policy MIN 5. There are separate and distinct licensing regimes for the exploration and extraction of high value minerals. Responsibility for gold and silver lies with The Crown Estate, and responsibility for most other minerals, including base metals and industrial minerals, lies with DfE. There is no current licensed extraction of high value minerals taking place within the Borough, however, licensed exploration for base and precious metals is ongoing in the mid-County Armagh area since the mid-1990s. Licensed exploration can be carried out under permitted development rights (i.e. without the need for planning permission), subject to restrictions141.

ECONOMIC THEME

Justification and Amplification

value minerals in any part of the Borough. An application for a high value mineral will be considered on its merits, against all relevant plan policies depending on the nature, extent and location of the proposal. However, where a proposal is located within a statutory or policy designation (either a site or an area), or a proposed designation, the Council will give due consideration to the impact of the proposal on the integrity of the designation, in accordance with Policy MIN 1. The methods used to extract or treat certain high value minerals can have a significant impact on the environment and public health if not carefully assessed and managed. Proposals will be required to include all mitigation measures deemed necessary and appropriate by the Council before planning permission is granted, in accordance with Policy MIN 1.

There will not be a presumption against the exploitation of high

140 Metalliferous minerals include precious metals such as gold and silver, and other base metals such as lead and zinc. Non-metalliferous minerals are generally industrial minerals other than metallic ores and mineral fuels. 141 Permitted Development Regulations for ‘Mineral Exploration’ are set out in Part 16 of the Schedule to the Planning (General Permitted Development) Order (Northern Ireland) 2015, as amended by The Planning (General Permitted Development) (Amendment) Order (Northern Ireland) 2020.

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Policy MIN 5

Hydrocarbon Development

ECONOMIC THEME

Proposals for hydrocarbon development, involving both exploration and extraction using conventional methods, must comply with the requirements of Policy MIN 4 and all other relevant LDP policies. In all locations, there will be a presumption against the extraction of hydrocarbons by unconventional methods until there is sufficient and robust evidence on all environmental impacts associated with such methods.

Justification and Amplification Hydrocarbon development involves both the exploration and extraction of hydrocarbon resources, which are a further distinct category of minerals of particular value to the economy in addition to those assessed under Policy MIN 4. Hydrocarbon resources, often known as fossil fuels (or energy minerals), include natural gas, oil and lignite (brown coal). Hydrocarbons (i.e. organic compounds that mainly comprise carbon and hydrogen) are mostly found deep underground in porous rock formations, such as sandstone, limestone and shale. Oil and gas can be extracted by conventional methods or unconventional methods depending on the nature of the deposit.

The Council will not permit the extraction of hydrocarbons by unconventional methods, including hydraulic fracturing (commonly referred to as ‘fracking’), until there is sufficient and robust evidence available on all potential environmental impacts associated with such methods. The presumption against such methods will remain until there is a change in regional planning policy. The Council’s longer-term approach to hydrocarbon development will depend on the outcome of a regional-wide review of oil and gas development by the Department for Infrastructure (announced in September 2021).

Both the exploration and extraction of hydrocarbons are undertaken under licence from the Department for the Economy (DfE). Both practices require planning permission, following the recent removal of permitted development rights for the drilling of boreholes for petroleum exploration142. There is no history of commercial oil or gas extraction within the Borough and there is currently no licensed exploration taking place.

142 Planning legislation for the removal of permitted development rights for the exploration of petroleum [including the drilling of boreholes] came into operation on the 21 December 2020 (see Planning (General Permitted Development) (Amendment) Order (Northern Ireland) 2020, Schedule 2 Substitution of Part 16 of the Schedule).

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Policy MIN 6 Peat Extraction

Planning permission will only be granted for commercial peat extraction where it can be demonstrated that the peatland is significantly degraded and is not reasonably capable of restoration.

This policy applies to all proposals for commercial peat extraction including for new sites, extensions to existing sites and for the renewal of extant permissions. Commercial peat extraction refers to the removal of peat for sale, normally for use in horticulture and as a fuel. The policy does not apply to the cutting of peat for domestic use, such as turf 143 for fuel, under any turbary rights that may exist. Peat is the organic surface layer of a soil formed by decaying organic matter, derived mostly from plant material, which has accumulated in a water-saturated environment such as a bog or moss. Active peatlands provide a wealth of environmental benefits, including providing a valuable habitat for some of our rarest species, reducing flood risk, helping to maintain clean water and they are recognised as an important carbon store which can help mitigate climate change. A significant peat resource in raised bogs extends across northern County Armagh (south of Lough Neagh), some of which is commercially worked (mainly for use in horticulture) and some is subject to nature conservation protections e.g. Peatlands Park SAC and ASSI. Small pockets of peatland are located across other parts of the Borough. Commercial peat extraction can have a significant impact on the landscape and the peatland

environment. Extraction by machine depletes the peat resource at a rate significantly greater than the rate of natural accumulation and offers much less potential for restoring the peatland than traditional hand cutting. The draining of peatland for extraction can also turn it from a net carbon sink to a net carbon emitter. Such activity must therefore be carefully managed in the future, in the public interest, to limit further degradation and ensure that the environmental and climate impacts are mitigated. Accordingly, the Council will not support new proposals for commercial excavation of peat, including the renewal of extant permissions, unless it is demonstrated to the satisfaction of the Council that the condition of the peatland is so degraded that it is not reasonably capable of restoration.

not be considered permanent impediments to regeneration and therefore would not be treated as exceptions to the policy. When assessing an application for commercial peat extraction, the Council will consult with DAERA/ NIEA, the relevant authority, to help determine the condition of the peatland.

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Justification and Amplification

The Council will support suitable restoration of peatland at every opportunity. Even worked sites should be rehabilitated to the best possible condition to help bring back as many functional aspects of the peatland.

For the purposes of the policy, peatland that is ‘not reasonably capable of restoration’ is defined as that where it is beyond the point where the hydrology can be repaired and there is no reasonable expectation of reestablishing vegetation with peat-forming capability within 30 years through appropriate rehabilitation management. This is in line with the definition for degraded raised bogs deemed ‘capable of natural regeneration’ in the European Commission’s Interpretation Manual for European Union Habitats (Directive 92/43/ EEC). Damage to the peatland by fire, drought or erosion would

143 Turf cut for purposes other than sale falls outside the definition of minerals (contained within The Planning Act (Northern Ireland) 2011 (Part 15 Supplementary, Section 250 - Interpretation), or as amended).

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Policy MIN 7

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Restoration and Aftercare of Mineral Sites Planning permission for all new minerals development proposals will be conditional upon the satisfactory restoration and aftercare of the mineral site. All such applications must be accompanied by satisfactory details that demonstrate sustainable and safe restoration and appropriate re-use of the site subsequent to the cessation of mineral extraction and/or related processing operations. Similar details will be expected to accompany restoration proposals on other historic mineral sites. The restoration proposals must take account of the specific nature of the excavation site and its local context and restore or, where possible, enhance landscape character and the overall environment (including biodiversity), as well as maximise benefit(s) to the public where possible. The proposals must be accompanied by a Restoration Management Plan which includes suitable details to address the following elements: a) a programme of works with timeframes for completion of restoration at the earliest opportunity, including details of phasing where appropriate; b) site management and security arrangements during the process of restoration; and c) future aftercare arrangements (including site security) once restoration works are complete. Restoration proposals shall utilise materials from within the site as far as possible so as to limit the importation of materials. Where the importation of materials is necessary, the applicant must demonstrate appropriate mitigation measures. The Council may require a financial guarantee from the applicant where there are concerns that the restoration scheme may not be fully implemented in accordance with planning conditions and/or a planning agreement.

Justification and Amplification Policy MIN 7 applies to all new minerals development proposals (including extensions to existing extraction and landing sites, as well as exploration works that require planning permission). The policy should also be a material consideration in proposals to restore an historic mineral site, including associated deposits, that was not previously conditioned to be restored as part of an old minerals permission. Restoration is required to make mineral workings environmentally acceptable and fit for beneficial use following minerals development. The overall restoration and aftercare scheme must be appropriate to the site and its context, as well as being practically achievable. The preferred type of restoration

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and after-use or mix of after-uses depends on a number of factors, including, the nature of excavation (or exploration), the characteristics of the deposits, the availability of fill materials, the surrounding landscape character, the needs of the local community and the potential for nature conservation. A high standard of restoration will be expected, that delivers betterment to the environment where possible. This includes measures to improve the landscape and the ecological value of the land, as well as to enhance biodiversity, the setting of any nearby heritage assets and the relationship with any designated natural heritage sites. Every restoration site will be expected to include the creation of new habitats, including alongside where other uses are proposed. The applicant will be expected to demonstrate where this would not

be possible. Suitable details will need to include for the storage and management of soils/overburden, final landform and levels, removal of site infrastructure, vegetation establishment, landscaping as well as the provision of surface features, as appropriate. Opportunities to provide sustainable long-term benefits to the local community, such as recreation, access to nature and/or tourism, should also be explored. Disused quarries, as well as former peat extraction sites, can provide suitable habitats for a wide biodiversity and particular species. The Restoration Management Plan shall provide for the appropriate long-term management of the site, which may include measures to ensure that habitat creation is maintained. The Council would encourage applicants to refer to related best practice guidance, such as the RSPB publication

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‘Habitat Creation Handbook for the Minerals Industry’. Former mineral sites can also be an educational resource, where geological features can be studied.

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Separate planning permission will be required for most after-uses, such as those involving a business or access to the public. After-uses such as agriculture, forestry and nature conservation can be considered as part of the restoration scheme itself. Where the restoration works and after-use(s) involve development, these must meet the requirements of all other relevant LDP policies.

Section 76 Planning Agreement relating to the financial guarantee will be agreed with the Council prior to planning permission being granted. Should the operator later fail to implement the agreed Restoration Management Plan, the Council will use the bond or other provision to cover the cost of completing the site restoration. Such a provision may be applied where there are concerns over the operator’s financial security or where the operator has previously failed to comply with restoration conditions.

Mineral workings can pose a risk to safety and human health even after their working life has ended, such as from unstable ground, steep drop-offs, flooded quarries and contaminated water. The Council will therefore expect the restoration management plan to demonstrate that the site will be made safe and secure when mineral operations cease and that all necessary and appropriate longer-term safety and security measures will be put in place prior to the commencement of the after-use(s). Restoration work should be completed at the earliest opportunity. Where practicable, such proposals should provide for progressive restoration of the site (in a phased manner) to minimise the area of land occupied at any one time by the mineral working, as well as to bring early benefits to the local community and the environment. Only inert materials should be used for the restoration of quarry sites, and these should be taken from within the existing site as far as possible, in the interests of sustainability and biosecurity 144. Where sufficient materials are not available within the site and need to be imported, the applicant must demonstrate how the impacts will be minimised and mitigated, including from heavy lorry traffic movements as well as the risk of importing invasive species and contaminants. Provisions in relation to restoration and aftercare management will be underpinned by appropriate conditions attached to the planning permission to ensure the related plans are implemented fully in accordance with approved details (and agreed timeframes) and that all necessary mitigation measures are put in place. A financial guarantee (in the form of a bond or other agreed financial provision) may be required from the operator, to ensure the full implementation of the restoration and aftercare scheme. In such cases, a 144 Not including peatland, where best practice restoration techniques for peatland should be employed.

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Policy MIN 8

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Development at risk associated with past underground mineral extraction Planning permission will only be granted for new built development in proximity to a known abandoned mine, shaft or adit where the applicant demonstrates to the satisfaction of the Council that: a) the site is safe from the risk of land instability and any other hazards associated with historic mining, or can be made so as part of the proposed development; and b) the development works do not pose a risk to the surrounding area. A Mine Risk Assessment will normally be required to be submitted as part of any such planning application to determine the risks to the proposed development, neighbouring property, infrastructure, public safety and the environment, and include any necessary and appropriate mitigation to ensure that the development and surrounding area will be stable and safe.

Justification and Amplification Policy MIN 8 applies to built development proposals requiring planning permission that involve significant ground works in proximity to an underground abandoned mine working. This includes proposals creating new floor space (both residential and non-residential), including extensions to existing dwellings and other buildings. Other minor development where the building and/or engineering operations would be minimal are exempt from the requirements of the policy 145, as these should not increase the potential risks associated with abandoned mine workings. For the purposes of the policy, proximity to an abandoned mine, shaft (vertical portal) or adit (horizontal/inclined portal) is defined as within 100 metres of the entry point of the mine working. Within the Borough there are 55 known abandoned underground mine workings mainly associated with historic lead extraction.

These are generally small scale and shallow, with vertical shafts, with the largest concentrations south of Keady Town in the south-west of the Borough. These abandoned mine workings can currently be viewed on the publicly available GSNI GeoIndex Map Viewer (Geological Survey of Northern Ireland). The shafts may not be visible on the ground due to reworking of the surface. Adits on the other hand tend to remain visible after abandonment, however the extent of the underground mine itself may not be known. Mine entries have the potential to collapse causing potential risk to the public, property and infrastructure. They may also cause the release of harmful mine gases and contaminated water. To ensure that all potential risks from nearby historic mines are properly considered, before a development is deemed safe to build, the Council will normally require the submission of a Mine Risk Assessment as part of the planning application, taking advice from GSNI. It should be noted that GSNI recommend that no development

should take place within 20 metres of a mine shaft, even after remediation. The Mine Risk Assessment will be expected to identify and provide an assessment of all of the potential risks, both individually and cumulatively, on and as a result of the proposed development. It should include any further investigative work needed on site, as well as appropriate mitigation measures to address any identified risk, including any necessary remedial works. The assessment must be prepared by a competent and appropriately qualified person. The Council will consult with GSNI on applicable development proposals within the 100 metres ‘consultation zone’ of an abandoned mine. Pre-application discussion with GSNI is encouraged before formal submission of the planning application to the Council. This will help inform the need for a Mine Risk Assessment. In such cases, this assessment should accompany the initial application submitted to the Council so as not to delay its processing.

145 Development Proposals that are exempt from the requirements of Policy MIN 8 include change of use (with no ground or engineering works); alterations to residential and non-residential buildings that create no new floorspace; and other minor development involving no significant ground works, such as means of enclosure and street-type furniture (lighting, signage, public art etc.). This is a list of examples only.

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Where planning permission is granted in proximity to an abandoned mine working, conditions may be imposed to ensure that necessary and appropriate measures are put in place, as part of the development. It is important to note that where planning permission is granted it does not infer that the site is free from instability and/or other risks. The responsibility for safe development and secure occupancy of the site remains with the developer/landowner.

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Telecommunications, Utilities and Infrastructure

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Introduction

Modern telecommunications and utilities infrastructure are an essential and beneficial component of everyday life for the residents of, and visitors to, the Borough. They are not only crucial for maintaining our quality of life, but they are essential for supporting sustainable economic growth. It is therefore important that investment in highquality infrastructure, including telecommunications, transport, energy and water, which play a vital role in the social and economic well-being of the Borough, is supported.

be kept to a minimum; mast and site sharing should be accommodated, where appropriate; interference to radio spectrum users is minimised; and that telecommunications systems are designed into other forms of development.

As such, the LDP will seek to assist the relevant statutory authorities, operators and infrastructure providers in meeting the demands of planned growth and addressing existing constraints, by facilitating such development in an efficient and effective manner whilst keeping the environmental impact to a minimum. This approach is in line with regional direction and the aim of the Strategic Planning Policy Statement (SPPS) with regard to telecommunications and other utilities.

In recent years significant progress has been made in improving the accessibility, availability and connectivity / coverage of mobile and broadband services in Northern Ireland. However, to further build upon this progress, particularly within rural areas, it is important that the LDP supports the ongoing delivery and modernisation of telecommunications infrastructure within the Borough, whilst keeping the impact on visual amenity and environmentally sensitive features, and locations, to a minimum.

Telecommunications Development

Utility and Other Infrastructure Development

The provision of a modern, high-speed and reliable telecommunications network is key to ensuring that our Borough remains competitive, innovative and productive, enabling businesses to grow and thrive. Additionally, access to high-speed and reliable digital services supports well-being and quality of life by enabling us to connect, communicate and participate in an increasingly digitally reliant society.

Utilities and infrastructure development includes transport networks (such as roads), water supply, sewerage (both surface water and wastewater) and energy supply (electricity and gas), which are essential for meeting our everyday needs and supporting the sustainable growth of the Borough and its economy. Power lines and overhead cables are also important and necessary infrastructure, ensuring homes, businesses and services within the Borough are well connected to safe, secure and reliable energy and telecommunication networks.

The Regional Development Strategy 2035 (RDS) identifies the need for a modern efficient telecommunications infrastructure that will give Northern Ireland a competitive advantage (RG3). It also acknowledges that the telecommunications industry is fast moving and that completive advantage can be weakened without continuous investment. The SPPS recognises Northern Ireland’s core telecommunications network as being world class, with high-quality communications infrastructure considered essential for sustainable economic growth. As set out above development proposals for telecommunications infrastructure should be facilitated in an efficient and effective manner whilst keeping the environmental impact to a minimum. In addition, visual and environmental impacts of such development should

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The RDS aims to deliver a sustainable and secure energy supply through the provision of new gas infrastructure and storage provision which will both enhance the diversity of energy supply and improve the security and reliability of future gas supply (RG5). It also aims to promote a more sustainable approach to the provision of water and sewerage services, acknowledging that changes in population distribution, household formation, urban development, and lifestyle changes have resulted in increasing pressure on our water resources (RG12). The RDS also requires that due consideration is given to the future capacity of water, sewerage and waste treatment infrastructure to ensure that they are capable of accommodating future growth.

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To address existing or potential barriers to sustainable development, including the growth capacity of our water and sewerage infrastructure, the LDP will support the delivery of necessary infrastructure and utilities development to meet the short and long-term needs of the Borough, balanced with protecting and conserving the environment and protecting amenity.

Policy Aims The strategic approach of the Local Development Plan (LDP) to telecommunications, utilities and infrastructure development is outlined in the policy aims below. These aims support the regional strategic objectives and the guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS):

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In relation to utilities, the SPPS states that sufficient lands should be allocated through the LDP to meet the anticipated needs of the community, in terms of health, education and other public services.

• To ensure that, where appropriate, new telecommunications development is accommodated by mast and site sharing; • To ensure that the visual and environmental impacts of telecommunications, utilities and infrastructure development are minimised; and • To minimise, as far as practicable, undue interference that may be caused to radio spectrum146 users (for example mobile phone services, media broadcasting and wireless broadband services) by new telecommunications development. The delivery of these policy aims will be facilitated through operational Policies TUI 1 ‘Telecommunications Development’ and TUI 2 ‘Infrastructure, Utilities and Overhead Lines’ outlined in the remainder of this section. Policy TUI 1 applies to telecommunication infrastructure proposals, including network expansion/ upgrade projects by telecommunication operators. Policy TUI 2 applies to infrastructure proposals that are not normally developer led, including public infrastructure projects and network expansion/ upgrade projects by utility operators. The delivery of the policy aims will also be facilitated through general and design and place-making policies, including GP 2 ‘Infrastructure Requirements for Development’, DES 1 ‘Design Quality’ and DES 2 ‘Rural Design and Character in the Countryside’. Proposals for the development of Wastewater Treatment Works (WWTWs) are considered under Policy WMT 2 ‘Waste Collection and Treatment Facilities’ and all other relevant LDP policy provisions.

146 The radio spectrum is that part of the electromagnetic spectrum corresponding to radio frequencies, i.e. that part with frequencies lower than around 300 GHz.

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Policy TUI 1

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Telecommunications Development Proposals for new, or upgraded, telecommunications development together with any necessary enabling works, will be permitted where it has been demonstrated that the proposal will not result in unacceptable damage to visual amenity or unacceptable harm to environmentally sensitive features or locations, including features of the natural and historic environment. Developers will therefore be required to demonstrate that proposals for telecommunications development, having regard to technical and operational constraints, have been sited and designed to minimise visual and environmental impact. In addition, where the proposal involves a new telecommunications mast, it must also be reasonably demonstrated that: a) the sharing of an existing mast or other structure has been investigated and is not feasible; or b) a new mast represents a better environmental solution than other options. Applications for telecommunications development by Code System Operators or broadcasters must include: i) Information detailing the purpose and need of the particular development including a description of how it fits into the operator’s or broadcaster’s wider network; ii) Details of the consideration given to measures to mitigate the impact of the proposal on visual amenity and environmentally sensitive features and locations; and iii) Where proposals relate to the development of a mobile telecommunications base station, a statement: • Indicating its location, the height of the antenna, the frequency and modulation characteristics and the details of power output; and • Declaring that the base station when operational will meet the ICNIRP147 guidelines for public exposure to electromagnetic fields. Telecommunications development must, as far as practicable, minimise undue interference that may be caused to radio spectrum148 users such as mobile phone services, media broadcasting and wireless broadband services.

Justification and Amplification The provision of an efficient telecommunications network is an essential and beneficial element of everyday living. Not only is it key to connecting people but is also an important driver of economic growth by enabling businesses to engage and compete with the global market. The purpose of this policy is to facilitate and support the expansion of high-quality telecommunications infrastructure across the Borough in an efficient

and co-ordinated manner to meet our modern telecommunication needs. It also seeks to ensure that the visual and environmental impact of telecommunication development is kept to a minimum so that it becomes an accepted and unobtrusive feature of urban and rural areas. This policy does not apply to any development proposal that complies with the requirements of current permitted development rights. Policy TUI 1 applies to telecommunications infrastructure proposals, such as network expansion / upgrade projects by

telecommunication operators, whereas Policy DES 1 ‘Quality Design’ seeks to ensure that new development has made provision for any on-site infrastructure necessary to enable connection to digital services and effectively serve its telecommunication needs. In assessing the impact of all proposals for telecommunications development the Council will take account of any relevant guidance, including Development Control Advice Note 14 ‘The Siting and Design of Radio Telecommunications Equipment’ (DfI).

147 ICNIRP - The 1998 International Commission on Non-Ionizing Radiation Protection. 148 The radio spectrum is that part of the electromagnetic spectrum corresponding to radio frequencies, i.e. that part with frequencies lower than around 300 GHz.

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Technical and Operational Constraints

The Council will take account of the special needs and technical constraints associated with telecommunications development. However, there is also a corresponding need for telecommunications development to be adequately controlled so that rural landscapes, urban skylines and townscape character are not unduly spoiled. Applicants will therefore be expected to provide information detailing the purpose and need for the particular development, including a description of how it fits into the operator’s or broadcaster’s wider network. Minimising Visual and Environmental Impact In submitting proposals for telecommunications development applicants must demonstrate that the proposal has been sited and designed to minimise visual and environmental impact. Technical and operational constraints associated with individual circumstances will determine how this can best be achieved, however solutions may include:

• disguising antennas and equipment, for example as part of a building or street furniture; • designing antennas and equipment so that they appear to be an integral part of a building, structure, or landscape; • sharing existing sites, masts and other infrastructure; • installing antennas on a building or structure not already used; and • developing a new mast only when other options are not possible, or it represents a better environmental solution than other options (See Mast and Site Sharing, below). In all cases applications will need to include details of what measures have been considered to mitigate the visual and environmental impact of the proposal. In some cases, further information may be required, such as photomontages or visual impact assessments, to aid consideration of the visual impact of the proposal. In instances where existing infrastructure is being replaced, operators should consider the scope for improved designs that would be less visually intrusive than that which it replaces. Minor Telecommunications Development Wherever practicable, operators and others should seek to provide telecommunications infrastructure through the use of smaller, more unobtrusive and lower powered equipment. In built up areas such equipment can be integrated into street furniture, CCTV equipment

or even placed inconspicuously on shop fronts. This can significantly reduce visual impact. Installation of the smallest antenna systems may be covered by the normal planning principle of de minimus. This term covers minor developments which, in relative terms, will not have a material effect on the external appearance of the building or structure on which they are installed. As a result, they may not come within the legal definition of development and hence not require planning permission. The installation of telecommunications infrastructure on, or within the curtilage of a building which is listed for its special architectural merit or historic interest, may require an application for Listed Building Consent.

ECONOMIC THEME

The Council acknowledges 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 and therefore telecommunications development may need particular locations to work effectively.

• installing smaller antennas;

Most conventional television aerials and their mountings have long been treated in this way, and the Council will continue to apply this approach to small telecommunications apparatus regardless of who installs it. The installation of some microcell base stations, such as those similar in appearance to burglar alarms, may be treated in this way. Larger Telecommunications Development To facilitate the on-going roll-out of modern telecommunications networks the Council acknowledges that there will continue to be a need for larger telecommunications equipment and apparatus, such as masts and roof-based antenna systems in appropriate locations. Where such larger telecommunications infrastructure is required all the components of the proposed development should

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be considered together. This includes the antennas (even if they will not all be in service initially), mast or other supporting structure, equipment housing, cable runs, fencing, planting, landscaping, access, power supply and land lines. They should all be sited and designed to minimise their visual and environmental impact. There is a range of different design and camouflage techniques for masts, antennas, equipment housing and cable runs which can help to disguise or conceal them. These include apparatus coloured to match building materials and masts designed to look like street furniture. The Council will expect operators to discuss what different design options are available. There may also be opportunities to design a mast and/or antenna as a positive feature. In built-up areas, operators should wherever possible seek to locate and disguise larger apparatus on existing buildings and structures so that it is not conspicuous. Design should be sympathetic to the architectural form of the building. Any additional equipment whether on an existing mast, building or other structure should be designed and positioned sensitively to complement the visual ensemble already in place. In the countryside telecommunications development has to be sited and designed carefully. Skylines can be easily broken and habitats and species easily disturbed. If telecommunications infrastructure is located in prominent positions, it can change the character of a landscape and detract from its quality. Cumulative impacts can also cause concern. Areas designated for their landscape quality and other sensitive

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landscapes, will pose particular challenges in finding an acceptable solution. The approach to finding the optimum solution may include disguising the antennas, sharing a site or existing infrastructure, minimising the size of a new mast, using stealth designs, and landscaping and appropriate screen planting. Hill-top or skyline sites should only be used as a last resort. In countryside areas operators should also seek to use existing lanes or tracks to provide access to their sites as a new access road may cause greater visual impact or environmental damage than the actual installation. For example, it may open up an otherwise undisturbed area to unwanted visitors. The construction of new access roads and other less formal access arrangements can also be damaging to archaeological sites and nature conservation interests. As a result, the Council will only permit new access roads where they are absolutely necessary. Where they are required, great care should be taken to ensure that they will not appear as a scar on the landscape through careful siting, choice of surfacing materials and where necessary appropriate planting. In assessing the requirements for visibility splays at accesses to installations the Council will bear in mind that in many cases these are unlikely to give rise to traffic hazards as maintenance visits should be infrequent. Where it is considered necessary to remove existing hedges to facilitate visibility splays replanting of appropriate species will be required to maintain rural character.

Sensitive Features and Locations Wherever possible telecommunications development should seek to avoid sensitive features, including features of the natural and historic environment. This includes archaeological remains, Areas of Outstanding Natural Beauty, listed buildings, conservation areas, Historic Parks, Gardens and Demesnes, sites of nature conservation importance, sites where there are protected species, Local Landscape Policy Areas and other designations such as Strategic Landscape Policy Areas and Areas of Significant Archaeological Interest. Proposals will also be considered against the provisions of the Natural Heritage and Historic Environment Policies, where relevant. Where such features or locations cannot be avoided applicants will be required to demonstrate why the development is necessary at that location and how potential impacts will be appropriately mitigated, if necessary. Applicants should also demonstrate that alternative locations in less sensitive areas have been investigated and justify why they cannot be used. Where there are no reasonable alternatives, extra care will be required to ensure that the visual and environmental impact of the telecommunications apparatus and any ancillary works, such as an access track or power line, is minimised. Mast and Site Sharing To limit the visual impact of masts, telecommunications operators are encouraged to site share (of an existing mast or other structure on both rooftop and groundbased sites) wherever possible. New masts will therefore only be considered where the applicant

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Additional equipment should be designed and positioned as sensitively as possible, though technical constraints may limit the possibilities. In some circumstances the shared use of an existing mast might require an increase in the height, and therefore the visibility, of that mast. The Council will therefore seek to ensure that the cumulative visual impact is kept at an acceptable level. Alternatives to mast sharing will be preferable where additional antennas would lead to undue clutter, detract from the aesthetics of the existing installation, or increase mast height to an unacceptable level. All applications for new masts will need to be accompanied by evidence demonstrating that site sharing (of an existing mast or other structure) has been fully explored and should outline the specific reasons why this course of action is not possible. Where the evidence regarding the consideration of alternative options is not considered satisfactory, planning permission may be refused. In such circumstances the Council will give clear reasons why it considers the evidence to be unsatisfactory. In reaching its decisions, the Council will of course be mindful of the technical constraints on network development.

Where a new ground-based mast is considered necessary, the siting and design must have regard to the character of the local landscape or townscape and its sensitivity and capacity to accommodate the proposed development. Where appropriate existing features should be used to help minimise the visual impact, while the boundaries of the site should be drawn large enough to accommodate any necessary landscape works. Depending on location the Council will also bear in mind that an appropriately designed single operator mast may be less intrusive in the environment than a mast designed to facilitate sharing. Planning and Health Considerations Health considerations and public concern can in principle be material considerations in determining applications for development proposals. It is for the decision-maker (normally the Council) to determine what weight to attach to such considerations in any particular case. With regards to telecommunications development the planning system is not the place for determining health safeguards, it is for the Department of Health to decide what measures are necessary to protect public health. They consider that the guidelines of the International Commission on Non-Ionising Radiation Protection (ICNIRP) for public exposure to electromagnetic fields, as accepted by the World Health Organisation149, are based on the best evidence available to date. Accordingly, where concern is raised about the health effects of exposure to electromagnetic fields,

it is the view of the Department of Health that, if the proposed development meets the ICNIRP guidelines in all respects, it should not be necessary for the planning authority to consider the matter further. All new mobile phone base stations in the UK are expected to meet the ICNIRP public exposure guidelines. As such, all applications for mobile telecommunications base stations will be required to be accompanied by a declaration that the apparatus when operational will meet the guidelines for public exposure to electromagnetic fields.

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has reasonably demonstrated that site sharing of an existing mast or structure is not feasible, or that the proposed new mast offers an improved environmental solution than other options.

Similarly, where it is intended to place additional antennas onto an existing mast or site, the operator will need to confirm in a declaration that the cumulative exposure will not exceed the ICNIRP guidelines. Electromagnetic Interference In any development, significant and irremediable interference with other electrical equipment of any kind will be a material planning consideration. Therefore, as far as practicable, undue interference to radio spectrum users (for example mobile phone services, media broadcasting and wireless broadband services) by new telecommunications development should be minimised. Only if there is clear evidence that significant electromagnetic interference will arise or will probably arise as a result of a telecommunications development, and that no practicable remedy is available, will there generally be any justification for the Council to take it into account in determining a planning application.

149 WHO Fact Sheet No. 193 - Electromagnetic Fields and Public Health: Mobile Phones and Their Base Stations

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Decommissioning and Site Restoration

Amateur Radio, Taxi Firms and Private Users

Decommissioning takes place after the lifespan of the telecommunications infrastructure has come to an end. It involves the complete removal of all redundant infrastructure, including any structures, plant, buildings and the careful disposal of all component parts. In all instances, the decommissioning process should seek to maximise the recovery of materials, treating all redundant infrastructure as high as possible up the waste hierarchy.

Proposals to install the masts often used by amateur radio operators, radio taxi firms and other private and commercial users will also be considered under this policy. These masts usually present few potential planning problems in terms of size and visual impact over a wide area; however, they will not normally be of such a scale as to have a serious impact on local amenity. Such applicants will generally have less scope for using alternative sites or for sharing sites, and masts will often need to be located on the premises. Such masts need to be located high enough for technical efficiency and located as far as possible from other antennas, to minimise the possibility of interference.

Where planning permission is granted for telecommunications development, the Council may impose a condition requiring its removal, as soon as reasonably practicable, after it is no longer required for telecommunications purposes. The land or site should then be restored to its condition before the development took place, or to any other condition as may be agreed in accordance with a scheme to be agreed with the developer.

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Infrastructure, Utilities and Overhead Lines

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Policy TUI 2 Infrastructure and Utilities

Proposals for new, or upgraded, infrastructure and utilities development must meet the following criteria: b) Alternative sites/routes have been thoroughly explored; c) The proposal will not have an unacceptable adverse impact on the environment; and d) The proposal will not have an unacceptable adverse impact on features of the natural and historic environment. Applicants must demonstrate that these matters have been fully considered and that any adverse impacts from the proposed development will be adequately mitigated.

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a) There is an overriding regional or local requirement for the proposed development;

Overhead Lines The Council will seek to control the siting of electricity power lines and other overhead cables to minimise their visual impact on the environment. Overhead electricity power lines and other overhead cables should be designed to: i) Avoid sensitive landscapes; ii) Avoid designated areas of the natural and historic environment; iii) Follow the natural features of the environment to ensure visual intrusion of the proposal is minimised; and iv) Ensure that the wirescape in urban areas is kept to a minimum, with preference being given to undergrounding of services, where appropriate. Proposals for the development of new power lines must also comply with the 1998 International Commission on Non-Ionizing Radiation Protection (ICNIRP). The Council acknowledges that in certain circumstances there may be occasions when sensitive landscapes, or sites and areas of the natural and historic environment cannot be avoided. In such instances the onus is on the applicant to demonstrate why the proposed overhead lines are necessary at that location and how potential landscape and visual amenity impacts will be mitigated. All proposals in Strategic Landscape Policy Areas must also demonstrate that the feasibility of undergrounding of services has been considered as a potential mitigation measure to address the impact on visual amenity. Applicants will be required to provide details of all ancillary works associated with the development proposal. Proposals for infrastructure, utilities and overhead lines must also meet the provisions of all other relevant LDP policies.

Justification and Amplification

and social development of the Borough.

Infrastructure and Utilities Development

Policy TUI 2 applies to development proposals that are not normally developer-led, such as public infrastructure projects and network expansion/ upgrade projects by utility operators, whereas Policy GP 2 ‘Infrastructure Requirements for

Infrastructure and utilities development such as roads, water, sewerage, gas and electricity are essential components of everyday life that support the economic

Development’ seeks to ensure that new development has the transportation infrastructure, water, wastewater and drainage infrastructure needed to facilitate its orderly completion and to effectively serve its needs into the future. This policy is therefore aimed at supporting the relevant statutory

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authorities in meeting the demands of planned growth, and addressing existing constraints, by facilitating the delivery of new and upgraded utility and infrastructure development. The Council will support the efficient delivery of necessary infrastructure and utilities development to support sustainable growth of the Borough, balanced with conserving the environment and protecting amenity. Due to their scale and nature, infrastructure and utilities development can often have a significant impact on the environment and amenity of local communities. Therefore, in all instances the Council must be satisfied that there is an overriding regional or local requirement for the development. Additionally, in submitting proposals for new, or upgraded, infrastructure and utilities development applicants must demonstrate to the Council’s satisfaction that alternative sites / routes have been thoroughly explored. This must include a clear rationale to justify why the proposal is the preferred solution. In the case of extensions to existing facilities it is recognised that the possibilities of alternative sitings may be reduced due to the costs of relocating existing infrastructure. Proposals must also demonstrate that all of the other criteria above have been met and that any adverse impacts from the proposed development will be adequately mitigated. In considering the impact on the environment, important considerations will include the visual and ecological impacts of the proposal. The Council may request

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the submission of additional information to help determine the impacts of the proposal. Whilst it is important that investment to upgrade the electricity infrastructure and develop the natural gas network within the Borough is supported, it is also essential that infrastructure associated with new energy sources is facilitated. Being responsive to emerging sources of energy will not only assist with securing a sufficient energy supply that is capable of supporting growth over the plan period but will also help to reduce energy consumption and lower greenhouse gas emissions. Although infrastructure and utilities development are a necessary component of everyday life it is important that any detrimental impacts are avoided or minimised. In order to achieve satisfactory and sustainable forms of development all proposals for new, or upgraded, infrastructure and utilities development will be considered against the relevant provisions of the General and Design and Place-making policies, where appropriate, particularly in regard to the proposals compatibility with surrounding uses and its impact on amenity, local character, landscape and visual amenity. In addition, proposals will be considered against the provisions of any other relevant LDP planning policies, including those relating to Natural Heritage and the Historic Environment. Ancillary works associated with the proposal, such as service roads and ground remodelling, will also be considered in the determination of development proposals. It is therefore important that such details are included as part of a

planning application. Proposals for the development of Wastewater Treatment Works (WwTWs) will be considered against policy WMT 2 ‘Waste Collection and Treatment Facilities’. Proposals for renewable and low carbon energy development will not be considered under this policy and shall instead be considered under RLED 1 ‘Renewable and Low Carbon Energy Development’. Overhead lines One aspect of modern life is the presence of pylons and poles carrying overhead wires for telephone, broadband or electricity supply. As the Borough continues to grow and develop, it is expected that additional transmission lines will be required to meet increased demand and reduce pressure on existing infrastructure. Whilst it is important that such infrastructure is facilitated, it is of equal importance that overhead lines and cables are integrated into the landscape / townscape and that every reasonable effort is made to minimise their visual impact. Proposals will also be considered having regard to potential impact on the amenity of neighbouring properties. The visual impact of ‘wirescape’ associated with electricity power lines, or other overhead cables, can be obtrusive, particularly where the wires and poles are above the skyline or dominate the streetscape. To ensure that the visual intrusion of overhead lines is minimised, the natural features of the environment should be followed.

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scheme, consideration should be given to putting services underground. Any proposal for the development of new power lines must also comply with the 1998 International Commission on Non-Ionizing Radiation Protection (ICNIRP).

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Proposals in sensitive landscapes, including Historic Parks, Gardens and Demesnes, Areas of Outstanding Natural Beauty, Strategic Landscape Policy Areas, Areas of Significant Archaeological Interest and sites / areas of the natural and historic environment will be carefully considered. Where such locations cannot be avoided applicants will be required to demonstrate why the development is necessary at that location and how potential impacts, including any landscape and visual amenity impacts, will be appropriately mitigated. The Council may request the submission of additional information, such as photomontages or Visual Impact Assessments, to help determine the impacts of the proposal.

To achieve satisfactory and sustainable forms of development all proposals for overhead lines will be considered against the provisions of all other relevant LDP policies, including GP 4 ‘Amenity’.

To protect the important scenic quality of landscapes, including the Strategic Landscape Policy Areas, and mitigate the visual impact of overhead lines in such locations, applicants must also demonstrate that the feasibility of undergrounding has been fully considered as a potential mitigation measure to address potential impacts on visual amenity. All proposals in these locations must be accompanied by a Landscape Impact Assessment that takes into account the landscape character in addition to any visual impact of the proposal. In areas of landscape or townscape value, for example in Conservation Areas, the visual amenity of the area could be enhanced by encouraging the removal of all unnecessary overhead wires and wires on building elevations. Additionally, when new footpaths are being led, as part of an environmental improvement

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Transportation

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Introduction

The Transportation Strategy (SGS 8) in Part 1 of the draft Plan Strategy sets out how the Local Development Plan will integrate land use and transport planning to support sustainable development across the Borough, informed by the Department for Infrastructure’s Local Transport Study and regional transport policies. It aims to reduce reliance on the private car by promoting active travel and public transport, directing development to accessible locations, improving connectivity between key settlements and safeguarding existing and disused transport corridors for future use. The strategy prioritises improved public transport, walking and cycling networks, road safety, parking management and resilience to climate change, while supporting economic growth, social inclusion and environmental wellbeing in both urban and rural areas, in line with regional policy, the Council’s Community Plan and Corporate Plan.

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The delivery of the Transportation Strategy will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies including those relating to design and place-making.

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Policy TRAN 1

Accessible Environments Planning permission will only be granted when it has been demonstrated that developers have taken account of the specific needs of people with disabilities and others whose mobility is impaired in the design of new development proposals.

• Facilities to aid accessibility (for example, provision of dropped kerbs and tactile paving etc.) together with the removal of any unnecessary obstructions; • Convenient movement along pathways and an unhindered approach to buildings; • Pedestrian priority to facilitate pedestrian movement within and between land uses; and • Ease of access to reserved car parking, public transport facilities, electric vehicle charging infrastructure and taxi ranks.

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Where appropriate, the external layout of development will be required to incorporate the following:

The development of a new building open to the public, or to be used for employment or education purposes, will only be permitted where it is designed to provide suitable access for all, whether as customers, visitors or employees. In such cases the Council will operate a presumption in favour of a level approach from the boundary of the site to the building entrance and the use of steps, ramps or mechanical aids will only be permitted where it is demonstrated that these are unavoidable and can be facilitated from the public footway without overly impairing available width. Development should be designed to facilitate ease of access for all pedestrians including wheelchair users, not only to the building entrance but also to and from the pedestrian environment around the building. The Council will also seek to ensure that access to existing buildings and their surroundings is improved as opportunities arise through alterations, extensions and changes of use.

Justification and Amplification The Council is committed to ensuring accessibility for all, particularly ensuring that the needs of people with disabilities and others whose mobility is impaired are given particular consideration. The changing state of our built environment, whether by new development, redevelopment or the upgrading and refurbishment of existing buildings, provides an opportunity to secure a more accessible environment for everyone. In assessing development proposals, the Council will therefore seek to facilitate improved accessibility for all people, and in particular the needs of people with disabilities and others whose mobility is impaired.

The integration of good accessibility in all aspects of design will benefit everyone in society through a better thought out, easier and more accessible environment. There is also a need to ensure that special attention is paid to areas outside buildings. The siting of buildings and the layout of associated car parking, vehicular access and circulation roads can often act as a barrier to convenient movement. Development should therefore be designed to facilitate ease of access for all pedestrians and wheelchair users, not only to the building entrance but also from the pedestrian environment, streets and spaces around buildings and where necessary should provide for priority for such movement over vehicles. In addition, the Council encourages the incorporation of electric

vehicle charging infrastructure as part of new development, redevelopment and major refurbishment proposals where appropriate. The provision and location of charging points should be integrated into the overall site layout and designed to be safe, convenient and accessible for all users, including people with disabilities and reduced mobility. Early consideration of EV charging infrastructure will assist in supporting sustainable travel choices. The design of a new building should seek as far as possible to provide a level approach from site boundary to the building entrance. The detailed design features for access into the building, such as a level threshold, remains a matter for consideration under Building Control Regulations.

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It is recognised that many existing buildings were not designed with disabled people in mind. Accordingly, it may not always be possible for development involving the alteration or change of use of an existing building which is open to the public to provide level access. In such cases there will be a presumption that suitable access for all should be incorporated as far as reasonably possible. In the case of historic or listed buildings, if a flexible and pragmatic approach is taken, it should often be possible to plan suitable access to all without compromising the building’s special interest or character, in compliance with the relevant Historic Environment Policies within the LDP.

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Policy TRAN 2

Access to Public Roads Planning permission will only be granted for a development proposal involving direct access, or the intensification of the use of an existing access, onto a public road where:

b) the proposal does not conflict with Policy TRAN 3 ‘Access to Protected Routes’. The acceptability of access arrangements, including the number of access points onto the public road, will be assessed against the Department for Infrastructure’s current published guidance. Consideration will also be given to the following factors:

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a) such access will not prejudice road safety or significantly inconvenience the flow of people, vehicles or goods; and

• the nature and scale of the development; • the character of existing development; • 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 The planning system has an important role to play in promoting road safety and ensuring the efficient use of the public road network, as identified within the SPPS. It is important to fully consider the effect proposed new development will potentially have on the public road network. New development will often affect the public road network surrounding it, and it is part of the function of planning control to seek to avoid or mitigate adverse impacts. In assessing development proposals, the Council will therefore seek to ensure that access arrangements for development proposals are safe and will not unduly interfere with the movement of traffic. In addition, it is essential to restrict access to Protected Routes in order to facilitate the efficient and safe movement of traffic (see Policy TRAN 3 ‘Access to Protected Routes’).

New Access New development will generally require vehicular access to a public road, either in the form of a new access or by the use of an existing one. A properly located and welldesigned access is essential for the safety and convenience of all road users - those proceeding on the public road, including cyclists and pedestrians as well as those using the access. The proximity of the proposed access to junctions, other existing accesses and the total number of accesses onto a given stretch of road are relevant matters in the assessment of traffic hazards. The combining of individual access points along a road will be encouraged as this can help to improve road safety. Whatever the type of access, good visibility is essential for the safety and convenience of all road users. Development Control Advice Note 15 ‘Vehicular Access Standards’ sets out the current standards for sightlines, radii, gradient etc. that

will be applied to both new access and intensified use of an existing vehicular access onto existing public roads. 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. Applicants will be expected to have control over the land required to provide the requisite visibility splays and ensure that they are retained free of any obstruction. A condition may, where justified, be imposed requiring that no development shall take place until the works required to provide access, including visibility splays, have been carried out.

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Use of an Existing Access

Access for Emergency Services

Where an existing access is available to facilitate development proposals, it will generally be expected to be used, unless there is an opportunity to provide a more acceptable access arrangement, having regard to both road safety and local amenity considerations. Where an existing access is 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.

The suitability of access arrangements for the fire service and ambulance service can be an important consideration in the layout and design of development, particularly in relation to backland development or sites with restricted access. Designers should therefore consider the needs of the emergency services early in the design process and may be required to submit information to accompany their proposals indicating how the matter has been addressed.

Access for Rural Replacement Dwellings For proposals for a replacement dwelling in the countryside, where an existing access is available but does not meet current standards, consideration of the potential to incorporate improvements to the access in the interests of road safety would be encouraged. Access within Settlement Limits Within settlements there is a need to secure a higher level of design, layout and landscaping for residential development. Minimising access onto the public road needs to be balanced with the greater emphasis placed on the overall quality of design and sustainability of development. The Council will apply the current Departmental guidance contained within ‘Creating Places - Achieving Quality in Residential Developments’ (DOE, 2000).

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Policy TRAN 3

Access to Protected Routes The Council will restrict the number of new accesses and control the level of use of existing accesses onto protected routes as follows: Motorways and High Standard Dual Carriageways - All locations

Other Dual Carriageways, Ring Roads, Through-Passes and By-Passes - All locations Planning permission will only be granted for a development proposal involving direct access or the intensification of the use of an existing access in exceptional circumstances or where the proposal is of regional significance.

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Planning permission will not be granted for a development proposal involving direct access. An exception may be considered in the case of motorway service areas where there is a demonstrable need.

Other Protected Routes - Outside Settlement Limits Where the principle of development accords with policy elsewhere in the dPS, the following access arrangements will be acceptable: a) A Replacement Dwelling - where the building to be replaced would meet the criteria set out in Policy HOU 13 and there is an existing vehicular access onto the Protected Route. b) A Dwelling on a Farm- where the proposal would meet the criteria set out in Policy HOU 15, and where access cannot reasonably be obtained from an adjacent minor road. Where this cannot be achieved, proposals will be required to make use of an existing vehicular access onto the Protected Route. c) A Dwelling serving an established Non-Agricultural Business Enterprise - where the proposal would meet the criteria set out in Policy HOU 16, and access cannot reasonably be obtained from an adjacent minor road. Where this cannot be achieved, proposals will be required to make use of an existing vehicular access onto the Protected Route. d) Other Categories of Development - approval may be justified for other developments, which would meet the relevant policy criteria for development in the countryside, and where access cannot reasonably be obtained from an adjacent minor road. Where this cannot be achieved, proposals will be required to make use of an existing vehicular access onto the Protected Route. 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) In the case of residential development, where it is 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 or result in an excessive number of access points.

Justification and Amplification The regional policy is to restrict the number of new accesses and control the level of use of existing accesses onto protected routes. In the case of motorway and high standard dual carriageways an exception may be considered for motorway service areas where there is a demonstrable need.

For other dual carriageways, ring roads, through-passes and by-passes a direct access or the intensification of the use of existing access will only be permitted in the exceptional circumstances where the proposal is of regional significance.

of people, vehicles and goods across the Borough and Northern Ireland. These roads contribute significantly to economic prosperity by providing efficient links between all the main towns, airports and seaports and with the Republic of Ireland.

The Council will restrict access onto the main roads that facilitate the efficient movement

Protected routes comprise primary routes, routes between the principal town in each Council

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and/or cross border, routes to ports and airports and selected routes with high traffic flows. This encompasses the roads element of the Regional Strategic Transport Network contained in the Regional Development Strategy 2035. It is important that a new access or intensified use of an existing access onto a protected route does not compromise their function of facilitating the free and safe movement of people, vehicles and goods or does not significantly add to congestion. Additionally, on stretches of Protected Routes designed specifically to facilitate the efficient and safe movement of traffic, it is essential that access which would compromise road safety or prejudice their design standards, is severely restricted. Where access to a Protected Route is acceptable in principle, it will also be required to be safe in accordance with Policy TRAN 2. Map 5 shows all of the protected routes within the Borough, or details can be found on the Department for Infrastructure’s website at the following link: https://www. infrastructure-ni.gov. uk/articles/ development-controlinformation-developers#toc-17.

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Policy TRAN 4

Safeguarding New Transport Schemes The Council will safeguard land required for the implementation of a transport scheme, including new schemes or planned improvements to the transport network identified within the LDP. A development proposal that would prejudice the implementation of such a scheme will not be permitted.

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Justification and Amplification It is important to ensure that land needed to facilitate a new transport scheme (such as a road scheme, improvements to pedestrian or cycle networks, or a public transport scheme and associated facilities) is afforded adequate protection from development likely to jeopardise its implementation. Until such time as the Local Policies Plan is adopted, this policy will be applied to all transport schemes identified within extant Area Plans. In addition, the following matters must be taken into account in assessing whether the implementation of a particular scheme would be prejudiced by a development proposal: • The nature of the proposal; • The programming of the transport scheme; and • The extent to which implementation of the scheme would be compromised by the carrying out of the proposed development.

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Policy TRAN 5

Protection of Disused Transport Routes

ECONOMIC THEME

Planning permission will not be granted for development that would prejudice the future re-use of a disused transport route identified in a Development Plan or Transport Plan, for transport purposes or alternative purposes such as recreation, nature conservation or tourism-related use.

Justification and Amplification Disused transport routes within the Borough are transport networks such as roads, railway lines, canals and towpaths that are not currently operational. Many of these former transport routes have potential for re-use either for transportation purposes or for recreation, leisure or tourism. This policy aims to safeguard disused transport routes where there is a reasonable prospect of re-use for future transport purposes. Until such time as the Local Policies Plan is adopted, this policy will be applied to all disused transport routes, whether they are identified in extant area plans or not.

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Policy TRAN 6 Transport Assessment

A Transport Assessment may need to be accompanied by a travel plan that sets out a package of complementary measures to secure the overall delivery of more sustainable travel patterns, and which reduce the level of private car traffic generated.

Justification and Amplification The management of development offers the opportunity to consider proposals in terms of their impact on existing transport movements and infrastructure within the context of wider government policy aimed at achieving more sustainable travel patterns through a change in transport behaviour. This can best be achieved through the process of Transport Assessment. The coverage and detail of a TA should reflect the scale of development and the extent of the transport implications of the proposal. In applications for significant traffic-generating uses, a TA may need to be accompanied by a travel plan.

Developers will be required to bear the costs of transport infrastructure necessitated by their development.

ECONOMIC THEME

In order to evaluate the transport implications of a development proposal, the Council will, where appropriate, require developers to submit a Transport Assessment (TA). The coverage and detail of the TA should reflect the scale of development and the extent of the transport implications of the proposal and should include mitigation measures where appropriate.

The Department for Infrastructure provides guidance on transport assessment. This is available on the Department’s website by visiting the following link: https:// www.infrastructure-ni.gov.uk/ publications/transport-assessment. Planning conditions may be imposed, or a Section 76 Planning Agreement may be required, to ensure the appropriate phasing and implementation of any necessary improvements to transport infrastructure.

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Policy TRAN 7

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Parking and Servicing Arrangements Development proposals will be required to provide adequate and appropriate provision for car, cycle, and/or other parking, as well as servicing and manoeuvring arrangements. The precise amount of car parking will be determined according to the specific characteristics of the development and its location having regard to DfI published standards150 or any reduction in standards provided for in an area of parking restraint or zoning in the Local Development Plan. The incorporation of electric vehicle (EV) charging infrastructure to serve the needs of the development will also be encouraged. Beyond areas of parking restraint or other relevant designation or zoning which permit a reduced level of car parking provision, reduced car parking provision may be permissible in the following circumstances: a) where, through a Transport Assessment and/or Travel Plan, it forms part of a package of measures to promote alternative transport modes; or b) where the development is in a highly accessible location that is 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 carparking; or d) where shared car parking is a viable option; or e) where the exercise of flexibility would assist in the conservation of the historic or natural environment, would aid rural regeneration, facilitate a better quality of development or the beneficial re-use of an existing building; or f ) where differing working patterns will exist within the development site; or g) where, in respect of residential development proposals, car ownership among residents is likely to be below average. Proposals involving car parking in excess of DfI published standards will only be permitted in exceptional circumstances. In assessing car parking provision, the Council will require that a proportion of the spaces to be provided are reserved for people with disabilities in accordance with best practice. Where a reduced level of car parking provision is applied or accepted, this will not normally apply to the number of reserved spaces to be provided. Proposals should be designed to allow servicing and deliveries, to take place within the site. Where this is not possible, a Service Management Plan may be required to detail numbers, types and timings of expected deliveries to avoid congestion on the road network particularly at peak times. Proposals should not prejudice road safety or significantly inconvenience the flow of people, vehicles or goods.

Justification and Amplification The Council recognises the role of parking in influencing modal choice between private car, public transport and active travel. The availability of car parking is a major influence on the means of transport people choose for their journeys, even for those locations which are well served by public transport. The provision of car parking in association with

development therefore needs to be considered within the context of wider policy aims of achieving more sustainable travel patterns, and balancing car parking needs against encouraging the use of sustainable and active modes of travel. To meet the increasing demand for electric vehicle (EV) charging infrastructure, new developments will be encouraged to incorporate charging points for occupants, staff and/or visitors that are accessible, convenient and

in safe locations for users. To help reduce reliance on the private car, the Council considers that in certain instances, it will not always be appropriate or desirable for applicants to fully meet the parking standards. This is especially the case in the Borough’s city and main town centres or other locations where alternative modes of transport exist can be provided or improved upon.

150 Currently DfI Parking Standards (DOE, 2005), unless amended or superseded. These include parking standards for residential development previously published in Creating Places - Achieving Quality in Residential Developments Design Guide (2000).

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free flow of traffic will not be significantly inconvenienced.

A reduction in car parking provision may be accepted where it forms part of a package of measures to promote alternative transport modes, particularly where this has been demonstrated and accepted through the Transport Assessment Process. Reduced parking provision may also be acceptable in locations which are highly accessible for pedestrians and are well served by public transport, for example along a main arterial route. For the purposes of the policy, a highly accessible location will normally be considered to be within 10 minutes walking distance (c. 800 metres) of a city/town centre or district centre and which is well served by buses and/or local rail stations.

In assessing developments affecting Conservation Areas, Areas of Townscape or Village Character or the setting of listed buildings, it may not always be possible or desirable to provide the full standard of parking provision. In order to protect the character and appearance of these features of the built heritage or assist with the retention of trees, a reduction in parking provision may be considered acceptable. There may also be occasions where flexibility in the level of car parking provision will help facilitate a better quality development or facilitate the beneficial re-use of an existing building.

On occasion reduced parking provision may be appropriate where new development is proposed close to existing public car parking, and it is demonstrated that there is spare capacity. Reduced parking provision may also be acceptable where schemes propose shared parking arrangements, particularly in city and town centres or as part of major proposals. For example, office and leisure uses (such as cinemas) where shared car parking is a viable option because the peak levels of use do not coincide. It may also be acceptable for small-scale developments, which do not generate significant parking demand, to rely on using onstreet parking for a proportion of their parking provision. In such cases, the Council will require the applicant to demonstrate that there is an availability of surplus street capacity, that road safety will not be prejudiced and the

Where parking reduction is considered acceptable in principle the Council and DfI Roads will negotiate the precise level of reduction with developers. Account will be taken of the specific characteristics of the development, its location and its accessibility to means of travel other than the private car, including any measures proposed to promote alternative transport modes, as well as accessibility to local services and facilities. In many locations however it will remain important that the development makes adequate provision for car parking. This is particularly important in rural areas and those villages and small settlements where the potential for using public transport is limited. Proposals will therefore be expected to meet parking standards. Accordingly, with the exceptions outlined above, development proposals in areas not subject to parking restraint or other relevant designation or zoning in the Local Policies Plan

or Transport Plan will normally be expected to meet DfI published parking standards. Parking Proposals in Excess of Parking Standards Parking provision in excess of published standards will only be permitted in exceptional circumstances. For example, it is recognised that in city and town centres a balance has to be struck between encouraging new investment by providing adequate levels of parking and potentially increasing traffic congestion caused by too many cars. Accordingly, where major retail or leisure developments are proposed in a city/town centre or an edge of centre site, parking provision additional to the normal standard may be considered acceptable. In such instances it must be demonstrated that the parking facilities will genuinely serve the city/town centre as a whole and a Section 76 Planning Agreement will be required before planning permission is granted.

ECONOMIC THEME

Proposals for Reduced Car Parking Provision

Other Design Considerations Given that the car is often the only form of transport available to many people with disabilities, developers will be required to reserve an appropriate proportion of parking spaces to meet the needs of people with disabilities. Such designated parking spaces should be conveniently located to facilitate ease of access to the buildings they serve in order to take account of the limited mobility range of many disabled people. Consideration should also be given to the provision of public transport facilities for able-bodied people and people with disabilities who do not have access to a car. In

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larger schemes provision should be made for appropriately located bus stops, including set-down and pick-up bays for vehicles such as public and private hire taxis which are wheelchair compatible. For retail, leisure and community uses consideration should be given by developers to the provision of ‘parent and child’ parking spaces. As with spaces reserved for people with disabilities these should be located in a manner which facilitates ease of access to the buildings they serve. Design quality considerations in relation to parking provision are contained in Policy DES 1 (Criterion i), with additional guidance for residential development set out in the Creating Places Design Guide. Levels of provision lower than those set out in the published parking standards may be appropriate, where any criteria in Policy TRAN 7 apply. 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 city and town centre locations, developers will normally be expected to include proposals for the provision of rear servicing facilities where practicable. It is recognised, however, that historic settlement patterns may be a constraint upon the provision of rear servicing.

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Active Travel including Walking and Cycling

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Policy TRAN 8

Planning permission will only be granted for development proposals providing residential, jobs, shopping, leisure and services, including educational and community uses, where the needs of pedestrians and cyclists are taken into account. Where appropriate, provision of the following will be required: b) Safe, convenient and secure cycle parking having regard to the Department’s published standards; and c) Safe and convenient pedestrian and cycle links to existing or programmed active travel networks and public transport services where they adjoin / are in close proximity to the development site.151 In addition, major employment generating development will be required to make appropriate provision for shower and changing facilities.

Justification and Amplification Regional strategic objectives for transportation and landuse planning are to promote sustainable patterns of development which reduce the need for motorised transport, encourage active travel and facilitate travel by public transport in preference to the private car. Active travel is defined as walking, cycling, scooting, using a mobility aid, mobility scooter or wheelchair rather than motorised transport (such as cars, motorbikes, etc) for the purpose of making every day journeys. Public transport can also contribute to levels of physical activity, as people who take public transport are likely to walk further than car users - for example, by walking to and from bus stops. This policy aims to support the LDP wider objectives of encouraging more sustainable modes of transport, moving away from reliance upon the private car through encouraging adequate pedestrian and cycling facilities that are included within new developments. In order to achieve this, walking and cycling as everyday modes of transport, within urban areas, must be made easier.

A major concern which discourages people from walking and cycling is the lack of good quality infrastructure. To address this, new development should incorporate safe walking and cycling routes within the site and provide links to existing or programmed cycle networks. In addition, to help promote cycling and walking as a mode of transport, the amount of good quality cycle parking within the Borough needs to be increased. It is important therefore that secure parking is provided as an integral part of development providing jobs, shopping, leisure and services, as well as public transport interchanges including park and ride and park and share sites. Fully secure, weather protected parking will normally be required for employee cycle parking, and also for visitor parking where space for ten or more cycles is provided or in cases where medium to long term cycle parking is required.

ECONOMIC THEME

a) Safe and convenient pedestrian and cycle access;

well lit, whilst staff parking can best be provided within a building. Major employment generating development, such as those requiring a Transport Assessment, may be required to make provision for shower and changing facilities. That provision will be considered in the Transport Assessment and any Travel Plan. To support the Council’s commitment to improving connectivity and enhancing opportunities for active travel all development proposals will be required, where possible, to include on-site linkages and access to the green and blue infrastructure network (see Policy OSR 8 ‘Green and Blue Infrastructure’). This could include linkages to the strategic and / or community greenway network, so to support and promote active travel. The provision of on-site linkages to greenways will assist with the delivery of a coherent functional network of active travel routes.

Security is also a major consideration in determining the location of cycle parking areas, which should be provided closer to a buildings entrance than carparking. Cycle parking should be

151 For the purposes of this policy, a reasonable proximity is considered to be approximately 400 metres or ¼ mile.

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Policy TRAN 9 Provision of Car Parks

ECONOMIC THEME

Planning permission will only be granted for the development or extension of public or private car parks, including park and ride and park and share where it is demonstrated the proposal: a) meets a need identified by the DfI in the Local Transport Plan or accepted by the Council following a robust analysis provided by a developer; b) does not significantly contribute to an increase in congestion; c) does not have a detrimental impact on local environmental quality; and d) is compatible with adjoining land uses. Design Proposals should be of a high standard of design and should be accompanied with layout and landscaping details. Planning permission will only be granted for a proposal where all the following criteria are met: a) it respects the character of the local townscape / landscape; b) it will not adversely affect visual amenity; and c) provision has been made for security, and the direct and safe access and movement of pedestrians and cyclists within the site. Temporary Car Parks Planning permission will not be granted for the development of a temporary car park unless it is demonstrated that it complies with the above criteria, that a need exists which cannot be met in the short term by the Council, the Department for Infrastructure or the private sector and it is submitted in conjunction with programmed proposals to develop / redevelop the site in question. Planning permission if granted will be subject to a time-limited condition for a period of 1 year. Park and Ride / Park and Share The Council will promote the development of Park and Ride and Park and Share Facilities in appropriate locations where these will reduce the number of private cars being used in urban areas and promote the use of public transport. Park and Share sites should normally be sited at key junctions on the motorway and trunk road network. Park and Ride sites should preferably be located within settlements. Ideal locations are public transport interchanges. In exceptional circumstances, a countryside location may be acceptable, where it is demonstrated that the following criteria are met: • a comprehensive assessment of potential sites, to meet the identified need, has been carried out; • the assessment establishes that the proposed countryside site is a sustainable option taking account of all relevant factors including travel impacts; • the scheme will not seriously compromise the purposes of including land in the countryside; • the proposal is contained within the local transport plan or based on a thorough assessment of travel impacts; and • any buildings forming part of the development proposal are essential to the operation of the park and ride / share scheme.

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and can, when appropriately managed, act as a stimulant to economic development whilst having environmental and safety benefits in locations such as town

and city centres. The need for new or extended car parks must be justified, and respond to an identified need.

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landscaping scheme incorporating details of boundary and surface treatments.

Temporary Car Parks

Surface Level Car Parks

Developers often seek approval for temporary car parking on sites which have been acquired for development. This must be seen as a short-term expediency and the long-term existence of such car parks may be contrary to both transportation and broader environmental objectives.

Surface level car parking should generally be broken up to avoid the creation of a vast expanse of ‘dead space’. This can be achieved by way of a well-designed landscape scheme, which includes appropriate boundary and surface treatments. In urban situations the re-arrangement of buildings and space within the layout may in some instances be a more appropriate solution.

While planning applications for temporary car parks, including public car parking, will be assessed in the light of all relevant factors, there will be a presumption against such development where it is considered unnecessary and is not linked to firm proposals for the development of the site. Developers should note that a time-limited planning permission for temporary use of land for car parking will not normally be renewed. In assessing proposals for temporary car parks on sites awaiting redevelopment the Council will normally still require a

Design of Car Parking The quantum and arrangement of car parking can have a significant impact on the quality of the built and natural environment. Therefore, all proposals for parking and associated facilities should be well designed, respect local character and their wider setting. They should also provide for safe and convenient access / egress and direct and safe internal movement for cyclists and pedestrians, including people with disabilities and others whose mobility is impaired. Security is of particular importance in the design of car parks.

Multi-storey Car Parks The design of multi-storey car parks should reflect the character and appearance of the surrounding townscape in terms of form, scale, massing and use of materials. Building lines should adhere to those already established, while public facades in particular should be designed to create visual interest. Blank screen walls will not be acceptable as these can have a negative impact on the street scene.

Parking within Buildings The design of basement or semibasement car parks requires careful attention to ensure that they are safe to use and do not have a negative impact at street level by the creation of dead frontage. Surface parking underneath a raised ground floor can create the same effect to an even greater extent, particularly where ground floor elevations are entirely made up of metal grids or finished in an unimaginative way. This can effectively remove life from the street and contribute to the creation of a threatening and unpleasant environment. Such an approach to the provision of car parking will be unacceptable.

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Of critical importance to the supply of public car parking facilities is the type of parking to be provided. Within the Borough’s city and town centres, there is a need to ensure sufficient short-stay public parking facilities in order to maintain economic vitality and viability. This needs to be balanced against increasing the supply of car parking spaces serving longstay commuter demand, which acts as an impediment to economic growth by contributing to increased congestion and hinders the promotion of sustainable travel. The overall transportation objective will nevertheless be to restrain the use of the car and encourage the use of public transport, Park and Ride and Park and share facilities and sustainable modes of transport.

Rural Car Parks The amount and arrangement of car parking in rural locations can have a significant impact on the natural environment, particularly in sensitive locations. The development of larger schemes in the countryside, such as those to serve tourist facilities or rural golf courses, need particular care in respect of their scale and design. Overflow parking to cater for increased demand for special events should not generally be a hardened surface and use should be made of concrete grass pavers with pockets of soil which encourage the growth of grass, general vegetation or shrubs to hide the concrete. The design, layout and landscaping of rural car parks should seek to retain the open nature and visual amenity of the countryside. In addition, matters such as floodlighting, will require careful design in order to minimise their impact on visual amenity.

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Environmental Theme This section sets out the Local Development Plan’s Environmental Theme operational policies, which seek to protect, conserve and enhance the Borough’s natural and built environment while supporting sustainable development. The policies address the historic environment, natural heritage, flood risk and drainage, renewable and low carbon energy, waste management and environmental protection, helping to safeguard environmental assets and promote resilience. The Environmental Theme operational policies are set out under the following subject areas: • Historic Environment (Policies HE 1-14) • Natural Heritage (Policies NH 1-9) • Flood Risk and Drainage (Policies FRD 1-5) • Renewable and Low Carbon Energy (Policy RLED 1) • Waste Management (Policies WMT 1-5) • Environmental Protection (Policies EP 1-2)

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Environmental Theme

ENVIRONMENTAL THEME

Introduction

The planning system has a crucial role in realising the opportunities created by the natural and built environment, whilst recognising and managing the risks caused to and created by the environment, particularly those associated with climate change. The LDP creates the conditions to ensure the safeguarding of the built and natural environment against inappropriate development: preserving the character of our settlements and landscapes; enabling mitigation measures to contribute to net-zero greenhouse emissions by 2050; adapting to the impacts of climate change; and safeguarding our diverse ecological and hydrological systems from harm. The Council’s Community Plan ‘Connected,’ acknowledges the importance of valuing and protecting the climate, biodiversity and natural assets. The Borough’s built and natural heritage provides significant opportunity to meet economic and social needs. This includes opportunities for delivering sustainable tourism, new forms of employment, an enhanced sense of pride in the settlements and countryside while enhancing broader community cohesion. The loss of these assets could have wider economic, social, cultural and environmental implications that may be irreversible.

The Spatial Growth Strategy in Part 1 of the Plan Strategy outlines how the LDP will support the regional objectives of the RDS 2035 and the SPPS, while aligning with the Council’s Corporate and Community Plans. The policy topics developed within the Environmental Theme provide the practical means by which the Spatial Growth Strategy will be implemented and will support the sustainable development of settlements and the countryside within the Borough by: • Protecting, conserving and where possible enhancing the Borough’s natural, built, archaeological and landscape heritage; • Recognising opportunities within the natural and built environment and positively engaging with those to facilitate sustainable development; • Encouraging the development of new and innovative renewable energy technologies; • Ensuring development avoids areas of increased risk from climate change and natural processes, such as flooding; and • Ensuring pollutants and waste are managed in a manner that safeguards ecological networks and landscapes from harm.

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Historic Environment Introduction

The delivery of the Heritage Strategy, insofar as it relates to the historic environment, will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies including those relating to design and place-making.

ENVIRONMENTAL THEME

The Heritage Strategy (SGS 12) recognises the Borough’s built and archaeological heritage as irreplaceable assets that contribute to local identity, sense of place, townscape character, and economic vitality. It seeks to protect, conserve and where possible enhance a diverse range of historic assets, including conservation areas and areas of townscape character. The Strategy promotes the sustainable management and adaptive reuse of historic buildings and sites to support regeneration, tourism, economic and community benefit, that will contribute to the ongoing preservation, conservation and enhancement of these assets.

With regard to archaeology and built heritage, the Council recommend that developers in formulating development proposals should take account of any guidance prepared by the Department for Communities Historic Environment Division or other relevant authorities.

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Policy HE 1

ENVIRONMENTAL THEME

The Preservation of Archaeological Remains of Regional Importance and their Settings The Council will operate a presumption in favour of the physical preservation in situ of archaeological remains of regional importance and their settings. These comprise monuments in State Care, Scheduled Monuments, Areas of Significant Archaeological Interest, candidate Areas of Significant Archaeological Interest and other important sites and monuments which would merit scheduling152. 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.

Justification and Amplification The Borough has a rich archaeological heritage comprising of both above and below ground remains. Such remains are a limited, finite and non-renewable resource which can often be highly fragile and vulnerable to damage or destruction from insensitive development. The protection of sites and monuments and their setting is therefore a means of maximising survival of the information about our past. Development proposals which impact upon 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 educational purposes and weighting these against other material considerations, including the need for, and benefits of, the proposed development. State Care and Scheduled Monuments and Areas of Significant Archaeological Interest (ASAIs) (and candidate Areas of Significant Archaeological Interest) 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 setting will only be permitted in exceptional

circumstances, where there is no practical alternative site and where there is a regionally significant overriding need for the development. Not all important archaeological remains meriting preservation are yet scheduled. Accordingly in assessing development proposals affecting sites which would merit scheduling the Council will proceed as for State Care and Scheduled Monuments and only permit development in exceptional circumstances. Monuments in State Care are protected by legislation and are managed as public assets. In assessing proposals for development in the vicinity of these monuments particular attention will be given to the impact of the proposals 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. Where a planning application is submitted which involves works affecting a Scheduled Monument the applicant is advised to also submit an application for Scheduled Monument Consent to 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 the Council’s final determination of the related planning application. There is currently only one ASAI designated within the Borough, (however the LDP designates a further two candidate ASAI). This is located to the west of the City of Armagh at Navan. The Navan ASAI is currently a candidate UNESCO World Heritage Site and is one of the six sites comprising the Royal Site of Ireland bid. Specific bespoke policies will be brought forward at LPP stage to address the particular characteristics of each of the three sites. However, within ASAIs (and candidate ASAIs), development proposals will not be permitted unless it can be demonstrated that it will not adversely affect the individual character, visual amenity and appearance of the historic landscape and its setting. It is unlikely that ASAIs (and candidate ASAIs), or their settings will be able to accommodate large-scale development. For this reason it would be expected that development such as mineral development will not normally be permitted within such areas.

152 Scheduled sites are protected under the Historic Monuments and Archaeological Objects (NI) Order 1995.

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The Protection of Archaeological Remains of Local Importance and their Settings

Justification and Amplification Whilst 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 local 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:

ENVIRONMENTAL THEME

Development proposals which would adversely affect archaeological remains or monuments which are of local importance or their settings will only be permitted where the Council considers that the need for the proposed development or other material considerations outweigh the value of the remains and/or their settings.

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Policy HE 2

• Appearance: distinctive features in the landscape/townscape or local landmarks; • Quality: well-preserved or extensive buried remains; • Folklore/historical interest: associated with a person or event in local tradition or legend; • Group value: one of a number of locally important sites; and • Rarity: a locally rare example. This will enable a balanced judgement to be reached on a case-by-case basis. In cases where development proposals affect archaeological sites and monuments or their setting, which are not of regional or local importance the Council will still have regard to the desirability of preserving such remains and their setting.

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Policy HE 3

ENVIRONMENTAL THEME

Archaeological Assessment and Evaluation The Council shall seek all necessary information from applicants, particularly 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, the Council will adopt a precautionary approach and refuse planning permission.

Justification and Amplification 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. It is therefore in the developers 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 the submission of a planning application. The first step will be to consult the Northern Ireland Monument and Building 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 the submission of a planning application, the Council may request further information in the form of an archaeological assessment or an archaeological evaluation. An archaeological assessment normally entails a desk-based study of existing information sources including records of previous discoveries, historical maps or geographical

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surveys, undertaken by a qualified archaeologist. An archaeological evaluation involves ground surveys and limited, target licensed excavations. Evaluations of this kind 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 used for identifying potential options for minimising or avoiding damage.

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Policy HE 4

Archaeological Mitigation

Justification and Amplification In some circumstances it will be possible to permit development proposals which affect archaeological remains to proceed, provided appropriate archaeological mitigation measures are taken which preserve the remains in the final development or ensure excavation, recording and archiving prior to destruction. Mitigation measures may require design alterations to development schemes, for example, the use of foundations which avoid disturbing remains altogether or minimise the potential damage or by the careful siting of landscaping or open space areas. These techniques seal archaeological remains thus securing their preservation for the future. Excavation, recording and archiving 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.

It should be noted that an offer to facilitate excavation by developers will not justify a grant of planning permission for development which would damage or destroy archaeological remains whose physical preservation in situ is both desirable (because of their level of importance) and feasible. Discovery of Previously Unknown Archaeological Remains There may be occasions when the presence of archaeological remains only becomes apparent once an approved development has already commenced. In such circumstances, it is a statutory requirement, as set out in The Historic Monuments and Archaeological Objects (Northern Ireland) Order 1995, that the discovery of such remains is reported to HED. In rare circumstances 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.

Areas of Archaeological Potential (AAP) 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 the basis of current knowledge, it is likely that archaeological remains will be encountered in the course of continuing development and change.

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Where it is decided to grant planning permission for development which will affect sites known to contain archaeological remains, the Council will impose conditions to ensure that appropriate measures are taken for the identification and mitigation of the archaeological impacts of the development, including where appropriate the completion of a licensed excavation and recording of remains before development commences.

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Policy HE 5

ENVIRONMENTAL THEME

Historic Parks, Gardens and Demesnes of Special Historic Interest The Council will not normally grant planning permission for development that would lead to the loss of, or cause harm to, the overall character, principal components or setting of Historic Parks, Gardens and Demesnes of Special Historic Interest. In assessing applications for development in or adjacent to Historic Parks, Gardens and Demesnes of Special Historic Interest, particular account will be taken of the impact of the proposals on: a) the archaeological, historical or botanical interest of the site; b) the integrity and overall quality and setting of the site including its original design concept; c) trees and woodland and the site’s contribution to local landscape character; d) any buildings or other associated features of character within the site including boundary walls, pathways, garden terraces or water features; and e) planned historical views of or from the site or buildings within it. Where planning permission is granted, this will normally be conditional on the recording of any features of interest which will be lost before development commences.

Justification and Amplification The Borough’s Historic Parks, Gardens and Demesnes are designed landscapes which provide enjoyment, relaxation and learning opportunities and which contribute to the wellbeing of communities as well as have a significant role in tourism. They make an important contribution to the quality and character of our landscape, however, they are a fragile and finite resource which can become vulnerable to development pressures which could harm their historic character. A Register of Parks, Gardens and Demesnes of Special Historic Interest is held and maintained by the Department for Communities. This Register identifies those planned landscapes considered to be of exceptional regional importance. These are included within the main register as ‘Registered’ sites. This policy seeks to secure the protection, conservation and, where possible, the enhancement of the heritage

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features associated with the Borough’s Historic Parks, Gardens and Demesnes. In assessing proposals for development in or adjacent to Parks, Gardens and Demesnes of Special Historic Interest developers will be required to submit detailed evidence in relation to the impact of their proposals and any potential mitigation measures in relation to matters (a) to (e) identified in policy HE 5. In addition to the ‘Registered’ sites (Grade A* and A) other sites which retain only some elements of their original form are identified as ‘Supplementary’ sites (Grade B). In these cases, the Council will consider the need to retain the distinctive elements of such sites as features within the changing landscape. Where a decision is taken to permit development which would result in the loss of any distinctive features of Parks, Gardens and Demesnes, the Council through consultation with the Department of Communities will require

developers to carry out recording, working to a brief prepared by DfC, so that knowledge of this part of our landscape heritage is not entirely lost.

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Listed Buildings - Change of Use and/or Extension or Alteration of a Listed Building Change of Use of a Listed Building Planning Permission will normally only be granted for the change of use of a listed building where this secures the ongoing viability and upkeep of the building and the character and architectural and/or historic interest of the building would be preserved or enhanced. Proposals for a change of use should incorporate details of all intended alterations to the building and its curtilage to demonstrate their effect on its appearance, character and setting. Extension or Alteration of a Listed Building

ENVIRONMENTAL THEME

All proposals for a change of use or an extension or alteration to a listed building must ensure that the essential character and special architectural and/or historic interest is protected, conserved and where possible enhanced.

OPERATIONAL POLICIES

Policy HE 6

Planning Permission will normally only be granted for proposals involving extensions or alterations of a listed building where all the following criteria are met: a) the essential character of the building and its setting are retained, and its features of special interest remain intact and unimpaired; b) the works proposed make use of traditional and/or sympathetic building materials and techniques which match or are in keeping with those found on the building; c) the architectural detailing (e.g. doors, gutters, windows) match or are in keeping with those found on the building; and d) in the case of extensions, they shall be subservient to the existing building with regard to height, scale, massing, form and alignment.

Justification and Amplification In considering proposals that affect a listed building, legislation (Section 91 of the Planning Act (Northern Ireland) 2011) requires that special regard must be paid to the desirability to preserve the building or its setting or any features of special architectural or historic merit which it possesses. The Council accepts that new compatible uses should be found for historic buildings where they can no longer reasonably be expected to serve their original use and where the integrity of their built fabric is under threat. In most cases this will mean a use which is economically viable and may necessitate some degree of adaptation to the building.

Any assessment requires balancing the economic viability of possible uses against the effect of any changes they entail in the special architectural or historic interest of the building in question. The impact of the proposed new use to the established character of the building and the surrounding area should be assessed. 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. Many listed buildings can tolerate some degree of thoughtful alteration or extension to accommodate continuing or new uses however, the cumulative works over a period of time has the potential for negative impact on the listed building in the long term.

The Council in consultation with DfC Historic Environment Division will consider whether the works proposed would cause unnecessary damage to the historic structure, whether the additions are in keeping with the other parts of the building and if any new internal or external features harmonise with their surroundings. In judging the effect on any alteration or extension DfC will assess the elements that make up the special interest of the building in question. All proposals for alteration should be based on a proper understanding of the significance of the listed building and be fully justified. It is also vitally important that new works do not weaken the structural integrity of the building.

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A Design and Access Statement will be required for all works proposed in relation to a listed building in accordance with Regulation 4 of The Planning Listed Buildings Regulations (Northern Ireland) 2015. Further information can be found in Development Management Practice Note No 12 Design and Access Statements. The Council would draw attention to any guidance prepared by the Department for Communities Historic Environment Division or other relevant authorities. Examples include British Standard Institute publication ‘BS 7913: 2013 Guide to the Conservation of Historic Buildings’. Where a building forms part of an architectural group, for example as part of a terrace, it may not be possible to make even minor external alterations without disrupting the architectural unity of the group.

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Policy HE 7

Demolition of a Listed Building

Justification and Amplification The demolition of any listed building should be wholly exceptional and will require the strongest possible justification through the provision of evidence of the building’s condition that demonstrates it is not reasonably capable of being made structurally sound or otherwise improved. Consent will not be granted for the total or partial demolition of any listed building without clear and convincing evidence that all reasonable efforts have been made to sustain existing uses or find viable new uses. 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 a building were to be retained (such as a façade retention scheme), 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 elements which contribute to its special architectural or historic interest. The Council acknowledges that very occasionally the demolition of a listed building will be unavoidable. Consent however will not be given simply because redevelopment is economically more attractive to developers than repair and re-use of the building or that the building was acquired at a price that reflected the potential for redevelopment rather than the condition and constraints of the existing historic building.

A structural engineer’s report to ascertain structural soundness will be required. This should detail the alternative options which have been considered for the stabilisation of the existing structure in efforts to retain the listed building. Reports submitted for consideration on the integrity of the building, including structural integrity, must be submitted by suitable experienced and accredited engineers, architects or building surveyors in the conservation field and should include accurate construction costings for works needed to stabilise the building. Structural issues will not be given substantive weight when making a case for demolition where these have arisen due to neglect of a listed building through lack of maintenance or failure to secure it by current or previous owners. 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: a) 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. Any such assessment will be based on consistent and long-term assumptions. Less favourable levels of rents and yields cannot automatically be assumed for historic buildings. Also, they may offer proven technical performance, physical attractiveness and functional spaces that, in an age of

rapid change, may outlast the short-lived and inflexible technical specifications that have sometimes shaped new developments. Any assessment will also take account of the possibility of tax allowances and exemptions and of grants from public or charitable sources. In the rare 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;

ENVIRONMENTAL THEME

There will be a presumption in favour of retaining listed buildings. The Council will not permit the total or partial demolition of a listed building unless there are exceptional reasons why it cannot be retained in its original or a reasonably modified form. Where, exceptionally, listed building consent is granted for demolition this will normally be conditional on prior agreement for the redevelopment of the site and appropriate arrangements for recording the building before its demolition.

b) the adequacy of efforts made to retain the building in use. The Council must be satisfied that genuine efforts have been made without success to continue the present use or to find compatible alternative uses for the building. This includes the offer of the unrestricted freehold of the building on the open market at a realistic price reflecting the building’s condition (the offer of a lease only, or the imposition of restrictive covenants, would normally reduce the chances of finding a new use for the building); and c) the merits of alternative proposals for the site. Whilst these are a material consideration, the Council’s view is that subjective claims for the architectural merits of proposed replacement buildings will not in themselves be held to justify the demolition of any listed building. There may, very

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exceptionally, be cases where the proposed works 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. Proposals for demolition of a listed building will not normally be considered in isolation from proposals for subsequent redevelopment. The Council will require applicants to submit detailed drawings illustrating the proposed redevelopment of the site to accompany a listed building consent application. In the rare cases where consent is granted for the demolition of a listed building the following conditions will normally be imposed; • Prohibiting the demolition of the building until planning permission has been granted and contracts have been signed for the approved redevelopment of the site. • Requiring, where appropriate, the accurate recording of the building prior to its demolition.

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Development Affecting the Setting of a Listed Building

OPERATIONAL POLICIES

Policy HE 8

The Council will not normally permit development which would adversely affect the setting of a listed building. Development proposals will normally only be considered appropriate where all the following criteria are met: a) the detailed design respects the listed building in terms of scale, height, massing and alignment;

c) the nature of the use proposed respects the character of the setting of the building.

Justification and Amplification The Council would draw the applicants’ attention to HED Publication ‘Guidance on Setting and the Historic Environment’ (Feb. 2018) This document states that ‘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 enjoyed’. The setting of a listed building is often an essential part of the building’s character. This is particularly the case where a demesne, landscaped parkland, garden or grounds have been laid out to complement the design or function of the building. The economic viability as well as the character of listed buildings within such planned settings may suffer where inappropriate new development isolates them from their surroundings or degrades their landscape setting. This can effectively rob such buildings of much of their interest and the contribution they make to the local countryside or townscape. Where a listed building has no ancillary land, for example in a town or village street, it’s setting may include a number of other

properties or even the whole street. These buildings may not necessarily be of great individual merit but combine to produce a visual harmony which enriches the setting of the listed building.

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b) the works and architectural details proposed should use materials and techniques (traditional and/or sympathetic) in keeping with the listed building.; and

The design of new development proposals planned to stand alongside historic buildings is particularly critical. Such proposals must be designed to respect their setting, following fundamental architectural principles of scale, height, massing and alignment and use appropriate materials. The extent to which proposals will be required to comply with the criteria set out in the above policy will be influenced by a variety of factors: the character and quality of the listed building; the proximity of the proposal to it; the character and quality of the setting; and the extent to which the proposed development and the listed building will be seen in juxtaposition. Where it is considered that development proposals may affect the setting of a listed building the Council, through consultation with DfC, will normally require the submission of detailed contextual drawings illustrating the relationship between the proposal and the listed building.

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Policy HE 9

New Development in a Conservation Area

ENVIRONMENTAL THEME

Development proposals for new buildings, alterations, extensions and changes of use in, or which impact on the setting of a Conservation Area will only be permitted where proposals meet all of the following criteria: a) enhance the character and appearance of the Conservation Area or preserve it where an opportunity to enhance does not arise; b) are sympathetic to the characteristic built form of the area; c) respect the characteristics of adjoining buildings in the area by way of its scale, form, materials and detailing; d) do not result in environmental problems such as noise, nuisance or disturbance which would be detrimental to the particular character of the area; e) protect important views within, into and out of the area; f ) protect trees and other landscape features contributing to the character or appearance of the area; and g) conform with the guidance set out in any published Conservation Area design guides.

Justification and Amplification Conservation Areas are defined as ‘areas of special architectural or historic interest’ in the Planning Act (Northern Ireland) 2011. In considering proposals that affect buildings or lands within a Conservation Area Section 104 of the Act requires that special regard must be paid to the desirability of enhancing the character or appearance of the area where an opportunity to do so arises, or otherwise to preserve its character or appearance. This will therefore be the guiding principle influencing the consideration of proposals by the Council. This general presumption will only be relaxed in exceptional circumstances where it is considered to be outweighed by other material considerations grounded in the public interest. In relation to proposals, the character or appearance of the Conservation Area as a whole and not the individual components of it will be considered. With Conservation Areas, emphasis will be on careful and positive management of change to enable areas to remain alive and prosperous, but at the same time ensure that any new development accords with the areas special

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architectural or historic interest. Designation of a Conservation Area puts an onus on prospective developers to produce a very high standard of design, which respects and enhances the particular qualities of the area in question. General Criteria General issues to be taken into account in assessing proposals within a Conservation Area include the appropriateness of the overall massing of the development, its scale (the expression of size indicated by the windows, doors, floor heights, and other identifiable units), its proportions and its relationship with its context. Development should be in harmony with, or complementary to, its neighbours having regard to adjoining architectural styles. The use of materials generally matching those which are historically dominant in the area is important, as is the need for development not to have a visually disruptive impact on the existing townscape. It should also, as far as possible, fit into the “grain” of the Conservation Area by respecting historical layout, street pattern or landform. New uses should respect the unique character and general ambience of the Conservation Area.

New Buildings New buildings within the Conservation Area should be a stimulus to imaginative, highquality design, and be seen as an opportunity to enhance the area. What is important is not that new buildings should directly imitate earlier styles, rather that they should be designed with respect for their context. Development of a gap site in a traditional terrace may require a very sensitive design approach to maintain the overall integrity of the area in other cases modern design sympathetic and complementary to the existing character of the area may be acceptable. Alterations and Extensions Proposals for the alteration and extension of properties in a Conservation Area will normally be acceptable where they are sensitive to the existing building, in keeping with the character and appearance of the area and will not prejudice the amenity of adjacent properties. Extensions should be subsidiary to the building, of an appropriate scale, use appropriate materials and normally be located to the rear of the property. Alteration and extensions affecting the roof will

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Change of Use In assessing applications for change of use of a property, consideration will be given to both general land use policies and the impact of the proposed use on the character and appearance of the Conservation Area. New uses and any associated external alterations, for example shopfronts, should be sympathetic to their setting and relate in scale, proportion and material to the remainder of buildings and the local street scene. Trees Trees often make an important contribution to the character and appearance of a Conservation Area. Consequently, within Conservation Areas, all trees are automatically protected as if a Tree Preservation Order were in place by virtue of Section 127 of the Planning Act (Northern Ireland) 2011. All new development proposals must therefore demonstrate that the potential impact on existing trees has been carefully considered and where trees make an important visual, historic or amenity contribution to the area they should be retained and sympathetically integrated into the design and layout. The Setting of Conservation Areas Special care is needed in the location and design of proposals close to a Conservation Area. Inappropriate development outside a Conservation Area can have a detrimental effect on the character and setting of the area. Proposals will be expected to respect the

character and appearance of the adjoining Conservation Area and retain important views within, into and out of the area. The Council would draw attention to HED’s Publication ‘Guidance on Setting and the Historic Environment’ (Feb 2018). This document sets out the three key stages in considering the impact of proposals on heritage assets including Conservation Areas.

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require careful consideration as these may be particularly detrimental to the character and appearance of the Conservation Area.

Design Guides As each Conservation Area has its own unique style and character, each Conservation Area has its own guidance document, which development proposals will be expected to conform with. These documents constitute supplementary planning guidance. There may also be a Conservation Area Management Plan (CAMP) associated with the Conservation Area. The Council will consider these documents when assessing proposals. Developers are encouraged to consider carefully the information contained within the relevant design guidance from the outset in the formulation of development proposals. Information to Accompany Planning Applications The Council will normally require drawings to accompany all planning applications in a Conservation Area which illustrate the proposal in its context. Where outline applications are submitted information on matters such as scale, massing, levels, materials and finishes, colour, landscaping, access and parking may also be required to ensure the Council can make a full assessment of the impact of proposals.

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Policy HE 10

ENVIRONMENTAL THEME

Demolition in a Conservation Area The Council will only permit the demolition of an unlisted building in a Conservation Area where the building makes no material contribution to the character or appearance of the area. Where Conservation Area Consent for demolition is granted, this will normally be conditional on prior agreement for the redevelopment of the site and appropriate arrangements for recording the building before its demolition.

Justification and Amplification Section 105 of the Planning Act (Northern Ireland) 2011 controls full and part demolition of buildings within Conservation Areas. Any person seeking to demolish a building or part of a building must first apply to the Council for Conservation Area Consent. It is a criminal offence to carry out such work without consent. The demolition of even a single building and the construction of a new building or buildings in its place could result in the character or appearance of a Conservation Area, or part of it, being severely prejudiced. In such circumstances the whole purpose of designating the Conservation Area could be undermined. 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. This general presumption will only be relaxed in exceptional circumstances where it is considered to be outweighed by other material considerations grounded in the public interest. In determining proposals for demolition of unlisted buildings, the Council will therefore take account of the part played in the architectural or historic interest of the area by the building for which demolition is proposed, and in particular the wider effect of demolition on the building’s surroundings and the Conservation Area as a whole. In assessing the

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proposals, the Council will have regard to the same broad criteria outlined in HE 7 ‘Demolition of a Listed Building’ above for the demolition of a listed building. These criteria relate to the condition of the building, the cost of repairing and maintaining it in relation to its importance; the adequacy of efforts made to retain the building in use; and the merits of the alternative proposal for the site. The onus will be on the applicant to demonstrate and justify the need for the demolition and why the building does not make a material contribution to the character or appearance on the Conservation Area. Reports submitted for consideration on the integrity of the building, including structural integrity, must be submitted by suitable experienced and accredited engineers, architects or building surveyors in the conservation field and should include accurate construction costings for works needed to stabilise the building. For applications involving demolition within a Conservation Area applicants are strongly encouraged to consider the submission of a PAD application at an early stage of the design process. In cases where demolition may be appropriate, for example where a building does not make any significant contribution to a Conservation Area, the Council will normally require full information and detailed plans about what is proposed for the site after demolition to accompany Conservation Area consent

applications. Where the Council decides to grant consent for demolition of a building in a Conservation Area conditions will normally be imposed: • requiring redevelopment of the site to be based on previously agreed detailed proposals; • prohibiting demolition of the building until planning permission has been granted and contracts have been signed for the redevelopment of the site and; • requiring where appropriate, the recording of the building prior to its demolition. Façade retention schemes will only be acceptable in exceptional circumstances, provided the scale of development proposed will not be detrimental to the character or appearance of the Conservation Area and it can be implemented without serious risk to the retained structure. In addition to detailed plans of the proposed development a Structural Engineer’s Report will be required indicating what measures will be taken to protect those elements of the building to be retained during construction works. Where a case is made for total or partial demolition in a Conservation Area structural issues will not be given substantive weight where these have arisen due to neglect of the building through lack of maintenance or failure to secure the building by the current or previous owners.

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Demolition in Areas of Townscape or Village Character

Where permission for demolition is granted this will normally be conditional on prior agreement for the redevelopment of the site.

Justification and Amplification Areas of Townscape or Village Character (ATC / AVC) exhibit a distinct character normally 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.

For applications involving demolition or part demolition within an ATC / AVC applicants are strongly encouraged to consider the submission of a PAD application at an early stage of the design process.

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There will be a presumption in favour of retaining any building which makes a positive contribution to the character of an Area of Townscape or Village Character. The Council will only permit the demolition of an unlisted building in an Area of Townscape or Village Character where the building makes no material contribution to the distinctive character of the area.

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Policy HE 11

Where the demolition of an unlisted building in an ATC / AVC is proposed, the key considerations that will be taken into account are:

Demolition, even in part, can significantly erode the character, appearance and integrity of such areas particularly where this occurs in isolation without redevelopment. In order to prevent this the Council will operate a presumption in favour of retaining any building which makes a positive contribution to the character of the area. The onus will be on the applicant to demonstrate and justify the need for the demolition and why the building does not make a material contribution to the distinctive character of the ATC / AVC.

• the contribution of the building to the ATC / AVC and the effect of its demolition on the distinctive character of the area; and

The Council will permit proposals for the appropriate renovation and refurbishment of existing buildings to support their continued use or for alternative uses which accord with the Council’s policies for the area. External alterations for such proposals will be required to maintain or enhance the character of the area and respect the built form.

• prohibiting demolition of the building until contracts have been signed for the approved redevelopment of the site.

• whether the quality of proposals for the redevelopment of the site will maintain or enhance the distinctive character of the area. Where the Council decides to permit demolition conditions will normally be imposed: • requiring the redevelopment of the site to be based on previously agreed detailed proposals; and

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Policy HE 12

ENVIRONMENTAL THEME

New Development in Areas of Townscape or Village Character The Council will only permit development proposals in an Area of Townscape or Village Character where the development maintains or enhances its overall character and respects the built form of the area. The Council will also require that any trees, archaeological or other landscape features which contribute to the distinctive character of the area are protected and integrated in a suitable manner into the design and layout of the development.

Justification and Amplification In Areas of Townscape or Village Character (ATCs / AVCs) sensitive planning controls are required to ensure that the individual and cumulative effects of development do not detract from the character, appearance and quality of these areas. Designation of an ATC / AVC puts the onus on developers to produce a high standard of design which respects and is sympathetic to the area. The Council will therefore operate a presumption against development which would detract from or fail to maintain the character of an ATC / AVC. New development should seek to reinforce local identity, promote quality and sustainability and where possible enhance the distinctive character and appearance of the ATC / AVC. In assessing development proposals, the Council will take into account the appropriateness of the overall massing, scale, proportions in relation to context, neighbouring architectural styles, use of materials and respect for historic layout, street pattern and the existing landform. New Uses / Buildings New uses should respect the character and ambience of the area. New development proposals should be of a high-quality design which respects its context.

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Alterations and Extensions Alterations and extensions should be sensitive to the existing building, in keeping with the character and appearance of the area and not prejudice the amenity of adjacent properties. Extensions should be subsidiary to the building and appropriate in terms of scale, use of materials and normally be located to the rear of the property. Change of Use Changes of use will be considered in relation to general land use policies and will normally be acceptable where any associated external alterations maintain or enhance the overall character of the area. Trees Trees and any other landscape feature which contribute to the character of the area should be integrated into the design and layout of new developments. The Council will give sympathetic consideration to development proposals within an ATC for people with disabilities or others whose mobility is impaired. If imaginative and innovative design approaches are fully explored the Council believes it is possible to provide satisfactory solutions to such proposals, without compromising the character and built form of these areas.

The Council would draw attention to best practice conservation guidance and codes which can assist developers and their professional advisers in preparing proposals affecting buildings within ATCs / AVCs. For example, British Standard BS 7913 (2013): ‘Guide to the Conservation of Historic Buildings’. The Council will generally require detailed drawings to accompany all planning applications within ATCs/ AVCs.

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Policy HE 13

Enabling Development The Council will only permit enabling development relating to the re-use, restoration or refurbishment of significant places, where it can be demonstrated by the applicant in the submission of a Statement of Justification to accompany an application for planning permission that all the following criteria are met:

b) the conservation of the significant place 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 significant place; e) sufficient subsidy is not available from any other source; f ) the public benefit decisively outweighs the disbenefits of departing from other planning policies;

ENVIRONMENTAL THEME

a) the significant place to be subsidised by the proposed enabling development will bring significant long-term benefits according to its scale and location;

g) it will not materially harm the natural and historic heritage values of the significant place or its setting; h) it avoids detrimental fragmentation of the management of the significant place; i) it will secure the long-term future of the significant place and, where applicable, its continued use for a sympathetic purpose; and j) 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.

Justification and Amplification For the purpose of this policy, a significant place means any part of the historic environment that has heritage value including scheduled monuments, archaeological remains, historic buildings (both statutory listed or of more local significance) together with any historically related contents, industrial heritage, conservation areas, area of townscape / village character or a historic park, garden or demesne. The benefits to be derived from the conservation of the significant place will be secured either by conditional grant of planning permission or conditional grant accompanied by a planning agreement. It is intended that this policy will only be used as a last resort where the long-term public benefit of securing a significant place decisively outweighs the disadvantages of departing from

normal policy presumptions. It allows for the assessment of these proposals as a preliminary requirement and is not to be implemented if the Council is not convinced that the public benefit will be gained. Enabling development will often be located close to the principal development. In some instances, however, it may be more appropriate for the enabling development to be located elsewhere, as long as crossfunding measures are secure by way of a planning agreement. A proposal for enabling development will also generally be located within the same Council boundary as the public benefit it facilitates. In assessing proposals, the Council will take account of the best practice guidance document ‘Assessing Enabling Development for the Conservation of Significant Places’ (DOE, 2014).

Pre-application discussion Developers are encouraged to enter into pre-application discussion with the Council: to assess the impact of the enabling element of the proposed development; to establish the level of detail required; to discuss the need to submit a ‘full’ as opposed to ‘outline’ application; and to avoid unrealistic expectations. Statement of Justification Applications incorporating enabling development should be accompanied by a Statement of Justification. This statement should include sufficient, detailed financial information as is necessary to allow the Council, and/or its consultees to make an informed decision upon the application. In particular, the information provided on the enabling development component should be sufficiently detailed to allow the Council to validate the need for and assess the scale of the enabling development; and

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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 scrutiny and validation by the Council in consultation with its economists. This applies both to the assessment of need and the assessment of the scale of the enabling development necessary to meet that need. The onus is on the developer to demonstrate that sufficient funds are not available from any other source, such as grant aid. Enabling development must always be justified by the inherent lack of viability of the heritage asset, not an owner’s inability to fund a commercially viable scheme. Before purchasing a site, a developer will typically undertake an appraisal to determine the appropriate purchase price that will provide the desired capital return upon their investment. In some cases, a developer may pay a higher price for a development opportunity (hope value) than is justified by market conditions. Alternatively, market conditions may change to such an extent that the developer may not be able to realise the anticipated return on their investment. Both of these scenarios may give rise to calls for enabling development proposals but cannot justify them. Since this financial assessment is central to the question of whether enabling development is required, failure by the applicant to provide such information may result in refusal of planning permission. Developer concerns regarding the disclosure of commercially sensitive information do not

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outweigh the need for accurate financial information to be provided, as it is the financial case for the enabling development which forms a key part of any assessment. Planning policies will not be departed from for only shortterm or temporary public gains. The Statement of Justification will demonstrate that the benefits to be derived from the principal proposal shall be retained. Therefore, it must be clear that once completed, the principal proposal can meet recurring costs or, if it cannot, that suitable financial provisions are in place to provide sufficient funds to guarantee its long-term sustainability.

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Conversion and Re-Use of Non-Designated Heritage Assets

a) The building is of permanent construction, is structurally sound and capable of conversion; b) The re-use or conversion will not have an adverse effect on the character or appearance of the locality and maintains or enhances the form, character and architectural features, design, materials and setting of the existing building. This will involve the retention of existing door and window openings and minimising the number of new openings. Details such as door and window design, external surfaces, rainwater goods and means of enclosure should be traditional or sympathetic design and materials;

ENVIRONMENTAL THEME

Planning permission will be granted for the sympathetic conversion and re-use of non-designated heritage assets, such as an unlisted vernacular building or a historic building of local importance to other appropriate uses, where this would secure its upkeep and retention, having regard to the scale of any harm or loss and the significance of the heritage asset. All proposals will be required to be of high design quality and meet all the following criteria:

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Policy HE 14

c) Any new extensions are modest in size relative to the existing building, are visually subservient to it, do not harm the character or appearance of the building and use sympathetic high-quality design, detailing and materials; and d) Access and other necessary services are provided without adverse impact on the character of the locality. Exceptionally, consideration may be given to the sympathetic conversion of a locally important building to provide more than one dwelling where the building is of sufficient size; the scheme of conversion involves minimum intervention; and the overall scale of the proposal and intensity of use is considered appropriate to the locality.

Justification and Amplification Changing patterns of life mean that some non-designated heritage assets are no longer needed for their original uses. For the purposes of this policy nondesignated heritage assets include unlisted vernacular buildings, historic buildings of local importance and industrial and defence heritage assets. Examples include former schoolhouses, churches, and older traditional barns and outbuildings. These buildings, although not formally designated, represent a valuable historic resource which contributes to local distinctiveness and sense of place. Their appropriate re-use would contribute to sustainable development and in the case of appropriate non-residential development may encourage the social and economic regeneration of particular areas.

For the purpose of this policy the definition of a vernacular building will be as set out in the SPPS (para 6.24 footnote). This describes vernacular buildings as those which reflect the local ‘folk tradition’ and are typical of a common type of building in a particular locality, generally pre-1925. ‘Building on Tradition’ - A Sustainable Design Guide for the NI Countryside, published as Supplementary Planning Guidance to PPS 21 in 2012 states that ‘the term vernacular architecture is applied to building design that was not formalized but its form, plan and method of construction expresses local and regional traditions. Vernacular dwellings can largely be identified by; a simplicity of form, built without formal plans or drawings; the linear plan, usually single room deep between the front and the rear walls; linear extension or extensions with an extra storey; hearth and chimneys expressed along the ridge lines; wall of

mass load bearing materials; the location of openings (including doors and windows) predominantly on front and back long walls; and siting either fronting or gable end to the road’. The publication ‘A Sense of Loss - The Survival of Rural Traditional Buildings in Northern Ireland’, published by DoE, March 1998, Chapter 2, also provides a definition of rural vernacular dwellings and identifies a comprehensive list of both primary and secondary characteristics of such dwellings. For the purpose of this policy the definition of a historic building of local importance will be as set out in the SPPS (6.24 footnote). This describes a historic building of local importance as ‘a building, structure or feature, whilst not statutory listed, has been identified by the Council as an important part of their heritage, due to its local architectural or historic significance.’ The local architectural or historic

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significance of such building, structures or features should therefore be established based upon clear evidence. Such buildings can include former schoolhouses, churches, and older traditional barns and outbuildings as well as structures associated with industrial and defence heritage. The Council has decided not to undertake a ‘local list’ of notable unlisted vernacular buildings or other historic buildings of local importance at this time. Nevertheless, the Council will provide protection for these heritage assets through this Local Development Plan policy. Assessment will be on a case-by-case basis as they arise through the submission of planning applications. Some of the Borough’s unlisted vernacular buildings and buildings of local importance will be identified by the Council at Local Policies Plan Stage. This will be done where buildings, structures or features relate to and support proposed area designations such as Local Landscape Policy Areas (LLPAs) or Areas of Townscape / Village Character (ATCs / AVCs). Buildings and structures associated with our industrial and defence heritage, which can also be historic building of local importance, are also included within this policy. These industrial and defence heritage assets can be viewed on the Department for Communities Historic Environment Mapviewer. The Council will encourage the re-use of such non-designated heritage assets (unlisted vernacular buildings and historic buildings of local importance) by sympathetic renovation or conversion for a range of appropriate uses. This may include

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proposals for tourism or recreation use, small-scale employment uses or new rural enterprises. All development proposals for the conversion of an unlisted vernacular building or historic building of local importance should involve minimal work and should maintain or enhance the existing character of the building and its setting. Careful consideration should be given to the proposed new use and to its design to ensure the new use would not cause unacceptable adverse effects on the amenity of nearby residents or other land uses in accordance with Policy GP 4 Amenity. Proposed uses should also comply with the requirements of their relevant subject policies in the LDP. Approval will not normally be given to schemes involving substantial demolition or dominant extensions which significantly alter the appearance or character of the building. Design therefore is particularly important and where extensions or external alterations are proposed these must reflect the scale, massing, materials and detailing of the existing property. Reports to demonstrate that the building is structurally sound and capable of conversion must be submitted by suitably experienced conservation engineers, architects, building surveyors, etc. Where structural issues have been identified, such reports should provide sympathetic alternative options for stabilisation of the existing structure, to facilitate its retention and re-use. All proposals will therefore be assessed on the basis of the harm or loss to the significance of the heritage asset alongside their contribution to the conservation of the building to be converted.

In some instances, there may be archaeological or biodiversity interests with regard to a historic building proposed for conversion and re-use. In these instances, the relevant Historic Environment and Natural Heritage policies in the LDP will apply and consultation with the appropriate competent bodies early in the design / planning process is strongly advised. Checks for the presence of wildlife should be undertaken as early as possible in the process so that any planning and licencing issues can be addressed. Each proposal for the re-use of non-designated heritage assets will be determined on its own merits and proposals under this policy will be balanced against all other relevant policies contained within the LDP. It should be noted that application of this policy relates only to schemes of sympathetic conversion. The Council would therefore stress that a grant of planning permission for the conversion to residential use will not in itself be considered sufficient grounds to subsequently permit the replacement of the building with a new dwelling. Where a conversion scheme to residential use in the countryside is considered acceptable, any residential curtilage to be created as part of the proposal should not have a harmful effect on the character of the countryside. It may also be necessary to remove permitted development rights in order to protect the character of the converted building or the landscape generally.

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Natural Heritage Introduction

The delivery of the Heritage Strategy, insofar as it relates to the natural environment, will be facilitated through the operational policies outlined in the remainder of this section, alongside any other relevant planning policies, including General Policies 1 - 4, and those relating to design and place-making and open space.

ENVIRONMENTAL THEME

The Countryside Strategy (SGS 11) and the Heritage Strategy (SGS 12) in Part 1 of the draft Plan Strategy recognises the Borough’s natural environment as a vital and highly valued asset that supports biodiversity, ecosystem services, landscape character, climate resilience and the health and wellbeing of communities. It highlights the importance of protecting, conserving and enhancing designated and nondesignated natural heritage assets, including Lough Neagh and its shores, wetlands, peatlands, woodlands, watercourses and wider landscapes. The Strategy seeks to strengthen ecological networks, restore habitats, and safeguard biodiversity while ensuring that development proposals respect environmental designations.

The operational policies set out within this section also take account of and support the aims of the Countryside Strategy, which includes ‘Sustainable Development in the Countryside’ and ‘Strategic Landscape Policy Areas’. With regard to the natural environment, the Council recommends that developers in formulating development proposals should take account of any guidance prepared by the Department of Agriculture, Environment and Rural Affairs or other relevant authorities.

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Policy NH 1

Protection of European and Ramsar Sites - International

ENVIRONMENTAL THEME

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: 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 b) a listed or proposed Ramsar Site. Where a development proposal is likely to have a significant effect (either alone or in combination) or reasonable scientific doubt remains, the Council will carry out an appropriate assessment of the implications for the site in view of the site’s conservation objectives. Appropriate mitigation measures in the form of planning conditions may be imposed. In light of the conclusions of the assessment, the Council shall agree to the development only after having ascertained that it will not adversely affect the integrity of the site. 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.153 As part of the consideration of 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: • it is necessary for reasons of human health or public safety or there is a beneficial consequence of primary importance to the environment; or • it is agreed in advance with the appropriate authority.

Justification and Amplification Development proposals are restricted where they are likely to impact upon the integrity of European or Ramsar sites as these are afforded the highest form of statutory protection.

Further information and a list of existing international sites can be found on the DAERA website. www.daera-ni.gov.uk Technical Supplement 10 lists all current European and Ramsar sites that lie solely or partly within the Borough.

European designations such as SACs, SPAs are afforded the highest form of statutory protection as they are designated under European law under the auspices of the Conservation (Natural Habitats etc) Regulations (Northern Ireland) 1995. Ramsar sites are wetlands of international importance that have been designated under the Ramsar Convention on Wetlands. 153 Through conditions or a planning agreement - ‘’legal certainty’’ as required by ECJ Case Law

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Policy NH 2

Species Protected by Law European Protected Species Planning permission will only be granted for a development proposal that is not likely to harm a European protected species.

a) there are no alternative solutions; b) it is required for imperative reasons of overriding public interest; 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.

ENVIRONMENTAL THEME

In exceptional circumstances a development proposal that is likely to harm these species may only be permitted where:-

National Protected Species Planning permission will only be granted for a development proposal that is not likely to harm any other statutorily protected species (including National 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.

Justification and Amplification It is a criminal offence to harm a statutory protected species. 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 Order under Schedules (1), (5) & (8). The presence or potential presence of a legally protected species and the habitat upon which they depend is an important consideration in decision-making. Prior to making a determination on any development proposal, it is essential to ascertain the presence of any protected species. The planning and design of the development must take into account the species’ requirements,

and any potential impacts on the species must be thoroughly evaluated. Therefore, developers will be required to undertake an ecological appraisal, including where necessary surveys for protected species, where there is potential, or evidence to suggest, that they are present on site or may be affected by a proposed development. The granting of planning permission does not obviate the holder of ensuring legal compliance with other legislative requirements. Lists of all protected species of animals and plants can be found at https://www.daera-ni.gov.uk/ topics/biodiversity . As all fish are protected no lists have been produced.

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Policy NH 3

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:

ENVIRONMENTAL THEME

• an Area of Special Scientific Interest; • a Nature Reserve; • a National Nature Reserve; or • a Marine Conservation Zone A development proposal which could adversely affect a site of national importance may only be permitted where the benefits of the proposed development clearly outweigh the value of the site. In such cases, appropriate mitigation and/or compensatory measures will be required.

Justification and Amplification An Area of Special Scientific Interest Sites of special interest by reason of their flora, fauna, geological and/or physiographical features are designated under Part IV of the Environment (Northern Ireland) Order 2002. There is a legal duty to take reasonable steps to further the conservation and enhancement of the features by which the ASSI is of special scientific interest; A Nature Reserve or National Nature Reserve Nature reserves can be of national (and sometimes international) importance. They are usually managed by the Department or by agreement with another Department, a council or a voluntary conservation body. Further information and a list of existing national sites and their locations can be found on www. daera-ni.gov.uk/topics/naturereserves A Marine Conservation Zone Marine Conservation Zones are sea areas, including the inter tidal zone, designated by DAERA under Part 3 of the Marine Act

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(Northern Ireland) 2013. They are established for the conservation of marine flora and fauna, habitats, and features of geological or geomorphological interest.

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Sites of Nature Conservation Importance - Local

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Policy NH 4

Planning permission will only be granted for a development proposal that is not likely to have a significant adverse impact on: • a Local Nature Reserve; or 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

ENVIRONMENTAL THEME

• a Wildlife Refuge.

Local Nature Reserves can be established by Councils under the provisions of Nature Conservation and Amenity Lands (Northern Ireland) Order 1985. Wildlife Refuges can be provided by the Department of Agriculture, Environment, and Rural Affairs (DAERA), under the Wildlife (Northern Ireland) Order 1985. There are currently 3 Local Nature Reserves in the Borough, details of which are in Technical Supplement 10. There are currently no Wildlife Refuges within the Borough.

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Policy NH 5

ENVIRONMENTAL THEME

Habitats, Species, Biodiversity or Features of Natural Heritage Importance Planning permission will only be granted for a development proposal which 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 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 listed above 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 Priority habitats and species may fall within and beyond designated sites. They include both European (as identified under Annex I and II of the Habitats Directive and Annex I of the Birds Directive) and Northern Ireland priority habitats and species, identified through the Northern Ireland Biodiversity Strategy (NIBS) (in pursuance of the statutory duties under the Wildlife and Natural Environment (NI) Act 2011.) Other natural heritage features worthy of importance are most likely to include trees and woodland which do not fall under the priority habitat or longestablished woodland categories but are in themselves important for local biodiversity. Certain other features which make a significant contribution to biodiversity may also be included.

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To ensure international and domestic responsibilities and environmental commitments, with respect to the management and conservation of biodiversity are met, the habitats, species and features mentioned above are material considerations in the determination of planning applications.

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Policy NH 6

Local Landscape Policy Areas (LLPAs) Planning permission will be granted for a development proposal within or adjoining a Local Landscape Policy Area (LLPA) where it is demonstrated that the proposal will not have an unacceptable adverse impact on its amenity value, landscape quality or intrinsic environmental / historic value and character.

and the attractiveness of our settlements.

development scheme, will be welcomed.

The Borough possesses a wide range of environmental and heritage assets, including a variety of natural, built heritage and cultural features. These assets not only make an important contribution towards the distinctive character, setting and views of our settlements, but can also be important markers to a settlement’s origins. This link to the origins or history of a settlement creates and maintains an identity which can help guide development and encourage an appreciation of a settlement’s sense of place. It is therefore necessary that such assets are protected from the harmful impacts of inappropriate development.

Existing LLPA designations and potential new LLPA designations will be reviewed and identified at Local Policies Plan (LPP) stage.

Development within or adjoining a Local Landscape Policy Area (LLPA) will be granted where it is demonstrated that the proposal will not have an unacceptable adverse impact on its amenity value, landscape quality or intrinsic environmental / historic value and character. 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 intrinsic landscape, environmental value and character of the area. In all instances the onus is on the applicant to fully demonstrate that the proposed development will not have unacceptable adverse impact on these identified features, areas or qualities of the LLPA.

Local Landscape Policy Areas (LLPAs) are designated to protect those features and areas which are considered to be of greatest amenity value, landscape quality or local significance and therefore worthy of protection from undesirable or damaging development. They are designated within or adjoining settlements, where development pressures are normally greatest. LLPA designations can help to ensure that new development does not dominate distinctive landscapes and the character of settlements, helping to safeguard the setting of settlements. Additionally, LLPA designations can help to protect and / or enhance biodiversity, ecological networks

LLPAs may include the following features and areas: • 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. This list of environmental assets is not exhaustive, and in designating LLPAs through the LPP consideration will be given to any feature or area within or adjoining a settlement which is of greatest amenity value, landscape quality or local significance and therefore worthy of protection. In all instances care must be taken to ensure that the proposed development is integrated sympathetically, so that it will not dominate or detract from the LLPA or prejudice its heritage assets. Proposals that seek to integrate such assets sensitively and respectfully into the overall design to achieve a high-quality

ENVIRONMENTAL THEME

Justification and Amplification

Local Landscape Policy Areas can also perform important roles as creating green wedges or buffers separating different land uses. In instances where LLPAs contain significant parts of historic parks, gardens or demesnes, conservation areas, listed buildings, and archaeological monuments, this policy will apply in addition to and without prejudice to any other statutory provision or planning policy relating to these features / assets. In the transitional period, until adoption of the LDP Plan Strategy and where relevant, the LDP Local Policies Plan, all the existing LLPA designations in the CAP 2010 and BNMAP 2015 will remain in place

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until they are replaced/superseded by new LDP designations.

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Where riverbanks are included within LLPAs, as part of any development proposal, the Council may require the provision of an access to the river corridor. A landscape buffer may also be required between any development and the river corridor to maintain its intrinsic environmental value. Conditions will be attached to the planning permission, where necessary and appropriate, to secure the protection of the key features and assets of the LLPA.

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Policy NH 7

Landscape Wedges A development proposal that will have a significant adverse impact on a Landscape Wedge, when considered individually or cumulatively alongside existing or approved development, will not be permitted.

a) It respects and where possible enhances the established landscape character, including the openness and natural undeveloped qualities of the wedge; b) It maintains the physical and visual separation between urban areas or different land uses; c) It safeguards important long range and short range views; and d) It protects visual amenity, including prominent landforms and open skylines. An exception to this policy may be considered where:

ENVIRONMENTAL THEME

Planning permission for a development proposal within a landscape wedge will only be granted where the proposal meets all of the following criteria, insofar as they are relevant to the proposal:

i) The applicant clearly demonstrates to the satisfaction of the Council that the development will deliver substantial community benefits that clearly outweigh the loss of landscape wedge; or ii) It is demonstrated that the retention and enhancement of the wedge can only be secured through the development of a small proportion of the wedge (up to a maximum of 10% of its total area), and that such development will have no significant adverse impact on the integrity of the wedge or its designated features. This exception shall only be applied once within a landscape wedge designation over the plan period.

Justification and Amplification Landscape wedges are important open areas which contribute to the form, identity and setting of settlements. They provide a visual and physical break between urban/built up areas or land uses and maintains the distinct character of neighbourhoods and settlements. In addition to their strategic role in shaping urban form, landscape wedges often contain features such as mature vegetation, rising land, open prominent skylines and undeveloped land which make an important contribution to local landscape character and visual amenity. Their strategic functions include defining and separating urban areas or landuses; providing opportunities for community greenways, ‘green lungs’ or landscape buffers within urban areas or landuses; better linking

of town and country; promoting health and well-being; habitats for flora and fauna and; as visual amenity. The purpose of this policy is to protect the overall integrity of identified landscape wedges from development that would individually, or in combination with existing or approved development, undermine their openness, weaken their separation function, or erode their distinctive landscape qualities. The policy recognises that harm can arise not only from the scale or footprint of a proposal, but also from its siting, height, massing, design, boundary treatment and associated infrastructure. Even where a proposal affects only part of a wedge, it may still be unacceptable if it would prejudice the wider role and function of the designation. In assessing whether a proposal respects and, where possible, enhances the established landscape character of a wedge,

consideration will be given to the pattern and condition of landscape features, the degree of openness and enclosure, the natural and undeveloped qualities of the land, and the relationship of the site to surrounding built form and topography. Proposals should maintain the physical and visual separation between urban areas or differing land uses and should not create the perception of coalescence between neighbourhoods, or an undue extension of the built edge. The protection of important longrange and short-range views is also an important consideration, particularly where these contribute to the appreciation of local landform, protect prominent landforms and open skylines and safeguard landscape features or the setting of settlements. Visual amenity considerations include the effect of development on public views, approaches to settlements and the prominence of development in the landscape.

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Cumulative impact is a key consideration in the assessment of proposals affecting landscape wedges. Development which may appear to have limited impact when viewed in isolation can, when considered with other existing or approved development, result in a significant erosion of openness, visual amenity, landscape character or separation. The Council will therefore consider the combined effect of proposals on the integrity and function of the wedge as a whole. Where necessary and proportionate, applicants may be required to submit sufficient information, including plans, visual analysis material or landscape evidence, to demonstrate if the proposal will have a significant adverse impact on the wedge. In exceptional circumstances, where the applicant clearly demonstrates to the satisfaction of the Council that exception (i) or (ii) are met, it may be justified to permit development where there are substantial community benefits; or where the retention and enhancement of the wedge cannot reasonably be secured by other means other than developing a small proportion of the wedge. Where the exception is met it will only be applied once with the aim to prevent incremental erosion of the landscape wedge and protect its integrity over the Plan period. Existing Open Space Wedges within the Armagh Area Plan 2004, along with any potential new Landscape Wedge designations, will be reviewed and confirmed at Local Policies Plan stage. In the transitional period, the eight Open Space Wedges (Landscape Wedges) will remain as shown within the AAP 2004 until the adoption of the Local Policies Plan.

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Policy NH 8

Area(s) of Outstanding Natural Beauty Planning permission for a new development proposal within an AONB will only be granted where it is of an appropriate design for the locality, is sensitive to the distinctive special character of the area, quality of its landscape and heritage, and all the following criteria are met:

b) it respects or conserves wildlife and features (including buildings and other man-made features) of importance to the character, appearance or heritage of the landscape; and c) the proposal respects: i) local vernacular styles and patterns; ii) traditional boundary details, by retaining features such as hedges, walls, trees and gates; and iii) local materials, design and colour.

Justification and Amplification Areas of Outstanding Natural Beauty (AONBs) are designated by DAERA primarily for their high landscape quality, wildlife importance and rich cultural and architectural heritage under the Nature Conservation and Amenity Lands (NI) Order 1985 (NCALO). The quality, character and heritage value of the landscape of an AONB lies in their tranquillity, cultural associations, distinctiveness, conservation interest, visual appeal and amenity value. The Mourne AONB, designated in 1966154, is located in the southeast of Northern Ireland and lies within three Council areas, including Armagh City, Banbridge and Craigavon Borough155. Spanning 570 square kilometres in area, the Mourne AONB is an exceptional landscape of national importance encompassing a distinctive and diverse range of landscapes including rolling drumlins, coastline, the uplands of Slieve Croob and the Mourne Mountains156.

The small portion of the Mourne AONB which falls within the Armagh City, Banbridge and Craigavon Borough Council area is located within the Slieve Croob area along the Council’s eastern boundary. The necessary development needs of local communities must be accommodated in an appropriate and sustainable manner whilst conserving and protecting the Mourne AONB from any development, including piecemeal erosion, which could adversely impact upon its natural and heritage assets, character and landscape. Accordingly, all new development in the Mourne AONB must be sensitive to the distinctive special character of the area and the quality of its landscape, heritage and wildlife. This can be achieved through careful siting and high quality design that seeks to integrate new development, including any ancillary elements, into the landscape sympathetically. This will involve a sound understanding and appreciation of the site’s characteristics, as

ENVIRONMENTAL THEME

a) the siting, size and scale of the proposal is sympathetic to the special character of the AONB in general and of the particular locality;

well as its wider setting, including its relationship with the AONB, to ensure that the proposal is appropriate to its location. In assessing applications, relevant considerations will include the siting, scale, form, proportions, massing and height of proposals. Elements of the design relating to architectural style, boundary treatment, materials, finishes and detailing will also be important considerations, all of which should be carefully selected to respect local rural distinctiveness and contribute towards visual appeal. Development proposals should seek to incorporate local materials, vernacular designs and traditional boundary features where there are opportunities to do so. In all instances the Council will seek to ensure that both the individual and cumulative effects of development proposals are thoroughly assessed. Proposals which are likely to prejudice the integrity of the AONB, for example through poor design or overdevelopment, will be refused. In assessing proposals, account must be taken of surrounding

154 The Mourne AONB was also extended by the Department of Environment (DoE) in 1986 155 Newry, Mourne and Down District Council and Lisburn and Castlereagh City Council 156 Source: Mourne Area of Outstanding Natural Beauty Management Plan 2023-2027 (Mourne Heritage Trust in consultation with key partners and on behalf of NIEA)

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existing development as well as approved development. In assessing the potential impact on wildlife and heritage features, all development proposals will be expected to accord with the Natural Heritage and Historic Environment policies, set out previously in this section, where relevant. Applicants will be required to minimise the impact of development and provide details of any necessary and appropriate mitigation measures, such as landscaping proposals, that will help to successfully integrate the proposed development within the AONB. In the assessment of proposals, including the consideration of cumulative impacts, account will be taken of the following documents and guidance: • The relevant elements of the countryside assessment, particularly the Landscape Character Assessment as it relates to the Mourne AONB and its setting within the Borough. • “Building on Tradition- A Sustainable Design Guide for the Northern Ireland Countryside” (May 2012). • The latest Mourne AONB Management Plan and Design Guide. In preparing proposals, it is recommended that applicants also refer to the above documents and guidance. Further information on statutory natural heritage designations can be found at www.daera-ni.gov.uk

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Sites of Local Nature Conservation Importance (SLNCIs)

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Policy NH 9

Planning permission will only be granted for a development proposal that is not likely to have a significant adverse impact on the nature conservation interests of a designated Site of Local Nature Conservation Importance (SLNCIs).

In such cases, appropriate mitigation and/or compensatory measures will be required.

Justification and Amplification Sites of Local Nature Conservation Importance (SLNCIs) have been designated as they encompass a diverse range of habitat types such as woodland, heath, bogs and lakes, together with features of geological or earth science interest and areas that are important for specific flora or fauna, which thereby contribute to the conservation and enhancement of the Borough’s natural heritage. The Council will give priority to protecting the intrinsic nature conservation value of Sites of Local Nature Conservation Importance (SLNCIs) when assessing development proposals on or adjoining these sites.

and enhance the site’s nature conservation interest, or to secure the delivery of the required mitigation measures.

ENVIRONMENTAL THEME

A development proposal which could have a significant adverse impact on a Site of Local Nature Conservation Importance may only be permitted where the benefits of the proposed development outweigh the value of the site.

Existing SLNCI designations, along with any potential new designations, will be reviewed and confirmed at the Local Policies Plan stage. In the transitional period, SLNCIs will remain as shown within the AAP 2004, The Alteration No.1: Armagh Countryside Proposals 2021, CAP 2010, BNMAP 2015 and DSTAP 2010 until the adoption of the LPP.

Development that may result in significant adverse impacts on the nature conservation interests of a SLNCI will only be permitted in exceptional circumstances. In such cases, the applicant must clearly demonstrate that the benefits of the proposal outweigh the value of the site. Where development is permitted in these exceptional circumstances, the Council will require the submission of appropriate mitigation and/or compensatory measures to ensure that the impacts of the development are kept to a minimum. If planning permission is granted, the Council will impose conditions as necessary to protect, manage armaghbanbridgecraigavon.gov.uk

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Flood Risk and Drainage

ENVIRONMENTAL THEME

Introduction

Flooding is a natural process that cannot be entirely prevented. Flood risk is defined in the Water Environment (Floods Directive) Regulations (Northern Ireland) 2009 as the combination of the probability of a flood and of the potential adverse consequences, associated with a flood for human health, the environment, cultural heritage and economic activity. 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 riverbanks. 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. 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. Coastal flooding occurs when inundation of land takes place due to a combination of high tides, wave action and storm surge. However, as the Borough does not contain any coastal zones, coastal inundation is not considered a significant flood risk within the Borough. Climate change is one of our most critical environmental, social and economic challenges. It is generally expected to increase flood risk, however, there remains much uncertainty as to the degree of climate change that will occur and its 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, loss of drinking water, damage to buildings and the environment and to severely compromise economic activities. It is important to ensure that our new and existing infrastructure is as resilient as possible to all potential impacts. This includes being able to adapt to both gradual climate change as well as the increased risk of extreme weather events such as flooding, as the effects of flooding on human activity are so wide ranging. The Council will use the latest flood risk information and maps available from DfI Rivers. Flood Maps NI is available on the DfI website. The Council will require detailed information in the form of a Flood Risk Assessments (FRA) and a Drainage Assessments (DA) to accompany relevant proposals.

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In line with regional policy, including the Strategic Planning Policy Statement (SPPS) the Council has adopted a precautionary approach to development in areas of flood risk. The SPPS outlines nine regional strategic objectives for the management of flood risk and regional strategic policy which must be considered in the preparation of the LDP and in the determination of development proposals. Additionally, the Council will promote a sustainable approach to flood risk management, including encouraging greater use of Sustainable Drainage Systems (SuDS), with policy GP 1 outlining the Council’s approach to SuDS.

Policy Aims The strategic approach of the LDP to flood risk and drainage is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS): • Manage development in areas known to be at risk of flooding, or that may increase the flood risk elsewhere; • Manage development in ways that are appropriate to the source of the flood risk; • Promote an integrated and sustainable approach to the management of development and flood risk which contributes to: - the safety and well-being of everyone; - the prudent and efficient use of economic resources; - the conservation and enhancement of biodiversity; and - the conservation of archaeology and the built heritage • Protect flood defence and drainage infrastructure from inappropriate development; and • Promote sustainable development through encouraging the use of sustainable drainage solutions to reduce flood risk and improve water quality.

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The delivery of these policy aims will be facilitated through the operational policies outlined in the remainder of this section, (FRD 1-5). Policy specific to SuDS are outlined in GP 1. At Local Policies Plan (LPP) particular regard will be given to flood risk when identifying any new development land. This will be informed by detailed flood risk assessments, undertaken in accordance with the most uptodate flood risk information. The LPP will also consider, where appropriate, a range of measures to avoid, minimise or mitigate flood risk arising from development.

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Policy FRD 1

Development in Fluvial (River) Flood Plains

ENVIRONMENTAL THEME

The Council will not permit development within the 1 in 100 year plus climate change allowance fluvial flood plain (AEP157 of 1% plus climate change allowance) 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 meeting the Exceptions Test (as set out below), the applicant is required to submit a Flood Risk Assessment (FRA) for all proposals. Planning permission will only be granted if the Flood Risk Assessment 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. A FRA may also be required when a site is close to the margins of the flood plain as depicted on the Flood Maps NI and a more accurate definition of the extent of potential flooding is needed. Exceptions to General Presumption against Development in Flood Plains Defended Areas a) Previously developed land that is protected by flood defences that are confirmed by DfI Rivers, as the competent authority, as structurally adequate in a 1 in 100 year plus climate change allowance fluvial flood event, provided that the proposed development 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. Proposals involving significant intensification of use will be considered on their individual merits and will be informed by the Flood Risk Assessment. Undefended Areas: a) Replacement of an existing building: i) Proposals that include essential infrastructure or bespoke accommodation for vulnerable groups or that involve significant intensification of use will not be acceptable. b) Development for agricultural use, transport and utilities infrastructure, which for operational reasons has to be located within the flood plain. c) Water compatible development such as for boating purposes, navigation and water based recreational use, which for operational reasons has to be located in the flood plain. d) 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 children’s playgrounds. e) The extraction of mineral deposits and necessary ancillary development. Development Proposals of Overriding Regional or Sub-Regional Economic Importance A development proposal within the flood plain that does not constitute an exception to the policy may be permitted where it is deemed to be of overriding regional or subregional economic importance and meets both of the following criteria: i) Demonstration of exceptional benefit to the regional or subregional economy; ii) Demonstration that the proposal requires a location within the flood plain and justification of why possible alternative sites outside the flood plain are unsuitable. Where the principle of development is established through meeting the above criteria, the Council will steer the 157 Annual Exceedance Probability - The annual probability of a flood exceeding the peak floodwater level.

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development to those sites at lowest flood risk. The applicant is required to submit a Flood Risk Assessment (FRA) for all proposals. Minor Development158

Flood Protection / Management Measures The following flood protection and management measures proposed as part of the planning application, in order to facilitate development within flood plains, will not be acceptable: a) new hard engineered or earthen bank flood defences;

ENVIRONMENTAL THEME

Minor development will be acceptable within defended and undefended flood plains subject to a satisfactory Flood Risk Assessment.159

b) flood compensation storage works; and c) land raising (infilling) to elevate a site above the flood level within the undefended fluvial flood plain.

Justification and Amplification Flood plains store and convey water during flood events. These functions are important in the wider flood management system. Development within a flood plain will not only be at risk of flooding itself but it will add to the risk of flooding elsewhere. The cumulative effect of piecemeal development within a flood plain can also redirect flows and will also undermine its natural function in accommodating and attenuating flood water. Accordingly, to minimise flood risk and help maintain their natural function it is necessary to avoid development within flood plains wherever possible. A river or fluvial flood plain is a generally flat area adjacent to a watercourse where water flows in a flood, or would flow but for the presence of flood defences. For planning purposes, taking into

account climate change predictions based on available scientific evidence, the limits of the flood plain are defined by the peak water level of an appropriate return period event (currently defined as 1 in 100 year or AEP of 1% plus climate change allowance for the river or fluvial flood plain). Flood plains as so defined are depicted on Flood Maps NI, available to view on the DfI website. DfI Rivers advises the Council on the extent of river flood plains in Northern Ireland. Current information on flooded areas, including the definition of present day river flood plains and those which take account of climate change predictions, is available on the online map viewer for Northern Ireland, Flood Maps NI, available on the DfI website. This information is being regularly updated, and the extent of flood plains may therefore change over time.

Defended Areas A ‘Defended Area’ is that part of the flood plain where flooding would normally occur except for the presence of flood defences. The location of the flood defences and the areas benefiting from their protection are shown on the Flood Maps NI, available on the DfI website. Previously developed land protected by existing flood defences, confirmed by DfI Rivers, either cored earthen flood banks or hard engineered walls, constructed to the appropriate standard and height160, will generally be considered acceptable for development. The flood risk within a defended area cannot be entirely eliminated. Flood defences are designed to protect land from a specific height of flood water such as a 100 year fluvial. The possibility of a flood greater than this occurring and

158 Minor Development: Non-residential extensions (Industrial/Commercial/Leisure etc.) 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. 159 The need for a Flood Risk Assessment for residential extensions and alterations will be determined on a case by case basis. 160 The height of a flood defence to top level should include an allowance for freeboard. This is normally 600mm above the design flood level to accommodate factors such as storm surge and climate change.

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overtopping the defences (the residual flood risk) will always remain. Another risk arises through the potential for structural collapse and breaching of the defences which could result in sudden and rapid inundation of flood water. There is also potential for back drainage systems to become overwhelmed as they are unable to discharge effectively when water levels remain high during flood conditions. In all such circumstances, flood water within defended areas is likely to become trapped by the defences, resulting in longer term impacts and may require evacuation and pumping or other engineering solutions to remove. Because of these flood risks, the policy places restrictions on the location of development relative to flood defences. 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. As a consequence of residual flood risk, the policy operates a presumption against permission being granted for development associated with vulnerable groups. Vulnerable groups would generally include the young, old and infirm. Flood warning and evacuation procedures may be difficult to implement for people with disabilities or those whose mobility is otherwise impaired, therefore their risks of injury or fatality are somewhat greater than for the general population. Development includes facilities such as children’s nurseries,

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schools, residential care / nursing homes, sheltered housing and hospitals. This list is not exhaustive.

determine each application on its individual merits taking account of the scope for mitigation of the residual flood risk.

Secondary impacts on the general population can arise through damage or disruption to essential infrastructure or pollution.

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.

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. Development likely to give rise to significant levels of environmental pollution in the event of damage caused by flooding will be discouraged because of the residual flood risk in defended areas. 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. 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, whilst such development is not desirable in the context of flood risk, this factor must be balanced against other material considerations. Accordingly, the Council will

Undefended Areas An ‘Undefended Area’ is an area within the flood plain that is not protected by flood defences. This applies to the vast majority of fluvial flood plains. 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. Any built development will cause piecemeal reduction of the flood plain and potentially remove valuable flood storage area, which may cause or exacerbate flooding elsewhere. Development also has the potential to impair the conveyance function of the flood plain 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. It is recognised that in certain cases, development or infrastructure has to be in such locations, as alternative lower flood risk sites would be neither practical nor available. Exceptions to the policy are therefore set out for a range of development types, including for example, agricultural development, minerals

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proposals would have the effect of exposing a vulnerable group to flood risk. Ancillary development such as changing facilities and job-related accommodation for caretakers and staff (but excluding clubhouses and social facilities) may be acceptable where justified by the FRA.

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.

Even though these amenity and recreation areas are intermittently occupied, proposals will be required, by means of a FRA, to demonstrate mitigation providing for adequate flood warning procedures and safe means of evacuation from the site. Open space areas in the undefended flood plain should be suitably contoured to avoid ponding and to allow for the quick recession of flood water. The use of synthetic sports surfaces should be resisted where this would increase the flood risk to the site or elsewhere. It should also be noted that such materials are prone to damage through flooding.

Where justified by an acceptable Flood Risk Assessment (FRA), 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

Where a proposal for residential development includes land adjacent to or partially within a flood plain, it will normally be acceptable to utilise the flood plain land for public open space associated with the housing. This will only be acceptable where there is no infilling of the open space and suitable mitigation measures such as signage are in place to facilitate safe access and egress. Development Proposals of Overriding Regional or SubRegional Economic Importance While most economic development is best located outside of flood plains, 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 flood plain. In such circumstances the policy allows for development that is demonstrated to be of overriding regional or subregional economic importance. Such a proposal will be expected to demonstrate its exceptional benefit to the regional economy. A proposal may also be considered acceptable if it is of exceptional benefit to the sub-regional economy, for example, in providing employment for a substantial number of people living in Armagh Banbridge and Craigavon Borough Council and/or adjoining council areas.

ENVIRONMENTAL THEME

development and transport or utilities infrastructure. In regard to agricultural and minerals development, this exception will only apply where the unit is located wholly in the flood plain or where the use of other land outside the flood plain would not be feasible and available.

In regard to such proposals, the applicant must justify the need for a location within the flood plain and demonstrate that a thorough search for sites outside the flood plain has been undertaken and to justify why these are considered unsuitable. Subject to the principle of development in the flood plain being accepted by the Council, the applicant will be expected to identify a suitable site in the least vulnerable parts of the flood plain in consultation with DfI Rivers. The development of greenfield sites in the undefended fluvial flood plain will rarely be acceptable as these areas pose the greatest flood risk. Flood Management and Mitigation Measures Where, by exception, or overriding need, development is acceptable in principle in the flood plain, then the applicant is required to submit a Flood Risk Assessment (FRA). This must demonstrate measures that will be taken to manage and mitigate the identified risks. 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

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lesser. Details and methodology relating to the FRA are outlined in Appendix 12. Information on flood proofing, resistance and resilience techniques is contained in Appendix 12. The policy specifies certain types of flood mitigation measures which are not considered acceptable in flood plains. Infilling or land raising within the undefended fluvial flood plain is not considered acceptable because the loss of flood storage area may well cause or exacerbate flooding elsewhere. Flood compensation storage involves the replacement of flood plain land lost through infilling for development, with compensatory land at the same level and in a close location. This compensatory

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land is provided through excavation. Due to the cumulative effect and unknown implications associated with infilling and excavation, flood compensatory storage in itself is not considered as justification for development in a flood plain. However, in exceptional circumstances where infilling may be permitted to facilitate the provision of key infrastructure, such as a road embankment, flood compensatory storage may be acceptable as a flood mitigation measure. New hard engineered or cored earthen bank flood defences, publicly funded and constructed, are seen as a necessary and acceptable flood mitigation method to protect existing

property that is already in the flood plain and is liable to repeated flooding and resulting damage. However new hard engineered or earthen bank flood defences, proposed by the applicant, will not be seen as justification to allow development in the flood plain to proceed. This is because the defences will remove valuable flood storage from the flood plain, which may put other locations at increased flood risk, and also introduce people to an area where the threat of residual flooding by overtopping or collapse will always remain.

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Protection of Flood Defence and Drainage Infrastructure

OPERATIONAL POLICIES

Policy FRD 2

The Council will not permit development proposals that would impede the operational effectiveness of flood defence and drainage infrastructure or hinder access to enable their maintenance.

There will be a general presumption against the erection of buildings or other structures over the line of a culverted watercourse.

Justification and Amplification

ENVIRONMENTAL THEME

A working strip of at least 5 metres, and up to 10 metres where necessary, shall be provided adjacent to any flood defence or drainage infrastructure.

Flood defence and drainage infrastructure are critical in providing a level of flood protection to people and property and adequate land drainage. In addition to all watercourses, flood defence and drainage infrastructure would typically include any weir, flow control structure, flood gate, flood wall, flood barrier or flood bank. Where a new development proposal is located near a flood defence, control structure or watercourse it is essential that it should not compromise the function of that structure or the ability to maintain it. An adjacent working strip should be retained to facilitate future maintenance. The working strip shall have a minimum width of 5 metres, but up to 10 metres where considered necessary, and be provided with clear access and egress at all times. Any proposal to deviate from the minimum 5 metre wide working strip must be agreed in advance with DfI Rivers. There will be a general presumption against the erection of buildings or other structures over the line of a culverted watercourse in order to facilitate replacement, maintenance or other necessary operations.

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Policy FRD 3

ENVIRONMENTAL THEME

Development and Surface Water (Pluvial) Flood Risk Outside Flood Plains A Drainage Assessment (DA) will be required for all development proposals that exceed any of the following thresholds: a) A residential development comprising of 10 or more dwelling units. b) A development site in excess of 1 hectare. c) A change of use involving new buildings and/or hard surfacing exceeding 1000 square metres in area. A DA will also be required for any development proposal, except for minor development161, where: d) The proposed development is located in an area where there is evidence of a history of surface water flooding. e) Surface water run-off from the development may adversely impact upon other development or features of importance to nature conservation, archaeology or the historic environment. A development requiring a DA will be permitted where it is demonstrated through the DA that adequate measures will be put in place so as to effectively mitigate the flood risk to the proposed development and from the development elsewhere. Where a DA is not required but there is potential for surface water flooding as indicated by the surface water layer of the Flood Maps NI, the onus is on the developer to assess the flood risk and drainage impact and to mitigate the risk to the development and any adverse impacts beyond the site. Where the proposed development is also located within a fluvial flood plain, then Policy FRD 1 will take precedence.

Justification and Amplification 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 is a particular problem in urban areas which are often dominated by non-permeable surfaces (such as roofs, roads, patios and car parking areas) that restrict infiltration of water into the ground and promote run-off. Such development inhibits the natural run-off process, often by removing opportunities for surface water storage and restricting infiltration of water into the ground. Surface

water runoff and flooding has increased steadily with the expansion of urban areas, 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. Modern urban drainage systems are designed

only to cope with a 1 in 30 year (3.3% AEP) rainfall event while older parts of the network will invariably be operating to a much lower standard. Damage from pluvial flooding has been a major factor in recent significant flood events in Northern Ireland. In recent flood events it is estimated that up to 80% of the respective total economic damages were attributable to surface water flooding. Although generally localised, this type of flooding may be extended in duration through water being trapped in low lying areas, thus causing more damage to property and greater hardship to the people affected. A flood event caused by an artificial drainage

161 Minor Development: Non residential extensions (Industrial/Commercial/Leisure etc) 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.

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system surcharge can also pose public health risks through foul water contamination. ENVIRONMENTAL THEME

The Council will only permit development in areas where there is evidence of a history of surface water flooding when an applicant is able to demonstrate, through a Drainage Assessment (DA), that the flood risk can be effectively controlled and mitigated and that it will not create greater potential for surface water flooding elsewhere. Particular account will be taken of adverse impact upon other development or features of importance to nature conservation, archaeology or the historic environment. In managing development, particularly in areas susceptible to surface water flooding, sustainable drainage systems (SuDS) are the preferred drainage solution, as per Policy GP 1. Using permeable materials for hard landscaped surfaces in new developments can reduce soil sealing. Sustainable drainage techniques will include water storage (e.g. ponds), swales, wetlands and groundwater infiltration. It is recommended that these techniques are used in combination to secure maximum benefit. More detailed information on the general application of SuDS is contained in Appendix 12. Where necessary, the Council will consult with DfI Rivers or other public bodies. To assist applicants, locations where surface water flooding could be a potential problem are identified on the Flood Maps NI, available on the DfI website.

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Policy FRD 4

Artificial Modification of Watercourses

ENVIRONMENTAL THEME

The Council will only permit the artificial modification of a watercourse, including culverting or canalisation operations, in either of the following exceptional circumstances: a) Where the culverting of a short length of a watercourse is necessary to provide access to a development site or part thereof; or b) Where it can be demonstrated 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.

Justification and Amplification A culvert is defined as as a structure with integral sides, soffit and invert, including a pipe that contains a watercourse as it passes through or beneath a road, railway, building, embankment etc., or below ground. The artificial modification of watercourses is likely to have impacts which run contrary to the objectives of sustainable development as embodied in the Water Framework Directive, the Floods Directive and the Northern Ireland Sustainable Development Strategy. Culverting and/or canalisation of watercourses, whether undertaken as an operation in its own right or as works associated with the development of land usually requires planning permission. Some culverting operations may constitute permitted development as set out under the provisions of the Planning (General Development) Order (Northern Ireland) 2015 and subsequent amendments. In some cases, it may be necessary to remove permitted development rights where culverting is likely to increase flood risk elsewhere. Any artificial modification of a watercourse as part of a flood alleviation or drainage

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infrastructure scheme carried out by a public body in pursuance of its statutory responsibilities will normally be exempt from planning permission. However, approvals may still be required from the relevant authority. Where culverting is proposed for other than development purposes, for example a change in agricultural use, then approval may also have to be sought from other relevant authorities. It is important to be aware that such written consents do not constitute planning permission to undertake culverting or canalisation activities. Such an operation carried out without planning permission is a breach of planning control which could result in enforcement action to undertake remedial action. If part of a 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. Each application will be assessed on its own merits. Culverting and canalisation are generally considered to be environmentally unsustainable as such operations can adversely impact upon visual amenity in the built environment and can damage or impair the landscape quality, ecological integrity and

biodiversity of watercourses. 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. While culverting may in some instances alleviate local flood risk, it can increase flood risk downstream by the accumulation of higher flows. The installation of protective grilles at culvert inlets may reduce the incidence of blockages within the culvert, but can often become blocked themselves and cause flooding as a result of a high-intensity rainfall event or lack of maintenance. Culverting therefore does not completely remove the potential for local flooding. Good layout and design should promote the retention of open watercourses as a central amenity feature, although realignment 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

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natural watercourse should be encouraged.

ENVIRONMENTAL THEME

The adoption of sustainable drainage solutions (SuDS) for the disposal of stormwater may be a much more sustainable alternative than culverting or other options involving the artificial modification of watercourses. The use of SuDS source control solutions such as ponds and swales and their integration into new development schemes as amenity features will therefore be encouraged. Such solutions, by negating increased site discharges will reduce the need for flood alleviation/ culverting works downstream and any associated maintenance.

are necessary for engineering reasons unconnected with any development proposal. The site design should aim to keep the number of crossings to a minimum.

In exceptional circumstances, culverting of a section of a watercourse may be unavoidable. This may apply where there are insurmountable inherent structural problems such as slope stability and land slippage. However, even in such circumstances, other solutions such as bank reinforcement, gabion wall construction and underpinning should be considered first, as they will usually have lesser long term environmental/ecological impacts. Similarly, where there are health and safety concerns arising from open access to watercourses or hazardous riverbanks, the construction of solid barriers such as fencing, or planting of ‘soft’ landscape barriers, should be considered as alternatives to culverting. The artificial modification of a watercourse will only be permitted in the exceptional circumstances where culverting of a short length of a watercourse (usually less than 10m) is necessary to provide access to a development site (or part thereof), or where such operations

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Policy FRD 5

Development in Proximity to Controlled Reservoirs

162

New development

ENVIRONMENTAL THEME

New development will only be permitted within the potential flood inundation area163 of a “controlled reservoir”164, as shown on the Flood Maps NI, if: a) the applicant can demonstrate that the condition, management and maintenance regime of the reservoir/s is appropriate to provide sufficient assurance regarding reservoir safety, so as to enable the development to proceed; or b) where 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 (FRA), or other analysis, which assesses the downstream flood risk in the event of a controlled release of water, an uncontrolled release of water due to reservoir failure or a change in flow paths as a result of the proposed development as being acceptable to enable the development to proceed. The FRA will also need to set out the suitable measures to manage and mitigate the identified flood risk, including details of emergency evacuation procedures. Replacement Buildings Where assurance on the condition, management and maintenance regime of the relevant reservoir/s is not demonstrated, planning approval will be granted for the replacement of an existing building(s) within a potential flood inundation area of a controlled reservoir provided it is demonstrated, by a FRA or other analysis, that there is no material increase in the flood risk to the development or elsewhere. All Development There will be a presumption against development within the potential flood inundation area of a controlled reservoir for proposals that include: a) essential infrastructure; b) storage of hazardous substances; or c) bespoke accommodation for vulnerable groups. and for any development located in areas where the Flood Risk Assessment, or other analysis, indicates potential for an unacceptable combination of depth and velocity.

Justification and Amplification The Reservoirs Act (Northern Ireland) 2015 provides a proportionate regulatory framework for the maintenance and management of controlled reservoirs in order to protect people, economic activity, the environment and cultural heritage from flooding caused by an uncontrolled release of water due to reservoir failure. The

introduction of this regulatory framework is dependent upon the commencement of relevant sections of the Act and the making of subordinate legislation. A controlled reservoir is defined by the Act as any structure or area which is capable of holding 10,000 cubic metres or more of water above the natural level of any part of the surrounding land. There are a significant number of controlled reservoirs in the

district, the precise number of which may change over the lifetime of the Plan. Details of Controlled Reservoirs in the district are available on Reservoir Flood Maps produced by DfI Rivers and are available to view on its website165. Any new reservoirs that are constructed or existing reservoirs altered, for whatever purpose, and are capable of holding 10,000 cubic metres or more of water above natural ground level, for example

162 Policy FRD 5 applies to Reservoirs, Dams and other impounding structures as defined by the forthcoming Reservoirs legislation. 163 As defined by Rivers Agency for individual reservoirs. 164 Reservoirs with an individual or combined capacity greater than 10,000 cubic metres above the natural level of any part of the surrounding land. 165 https://www.infrastructure-ni.gov.uk/articles/regulating-reservoir-safety-northern-ireland

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lead in times with greater water depths and higher velocities than elsewhere within the flood inundation area.

Water impounding structures such as reservoirs 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 a controlled release of water from the reservoir as part of the normal management regime. In any of these circumstances there is potential for rapid inundation of downstream areas and response times to flooding are likely to be short.

There will also be a presumption against certain types of development in the flood inundation area including bespoke accommodation for vulnerable groups. This includes facilities such as children’s nurseries, schools, residential care / nursing homes, sheltered housing and hospitals. Vulnerable groups include children under the age of 18 years old, the elderly and those with limited mobility and/or special needs.

Reservoir Flood Maps have been prepared by DfI Rivers and are available to view on the DfI website. Planning Considerations New development within the flood inundation area166 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. Accordingly, planning permission for new development will only be granted subject to such assurance, provided by an All Reservoirs Panel Engineer and supported by DfI Rivers, as the responsible body for the management of reservoir flood risk. Development will be precluded where the FRA, or other analysis, indicates a likelihood of fast flowing and / or deep inundation. In many situations this may be in locations close to the reservoir impoundment, where, in the event of a reservoir flood event, such areas may be subjected to flood waves that have very short

Any proposed development for essential infrastructure, such as for emergency services / depots, transport or utilities and also development for the storage of hazardous substances will need to demonstrate in the Flood Risk Assessment, or in addition to other analysis, that no alternative viable sites or routes are available and that they can remain operational at times of flooding or can demonstrate appropriate contingency planning. Where the Flood Risk Assessment indicates that the site of a replacement building is located in an area susceptible to an unacceptable combination of depth and velocity, replacement opportunities located elsewhere should be considered and discussed with the Council.

uncontrolled release of flood water from the reservoir and should normally include a map showing flow paths, depths and velocities of the flood water. The Flood Risk Assessment should also provide for an emergency evacuation plan that can demonstrate the safe access and egress for emergency services and people during times of flooding. The detail required in the Flood Risk Assessment will be proportionate to the flood risk.

ENVIRONMENTAL THEME

hydroelectric power generation or amenity purposes such as boating or fishing, will be subject to the provisions of the Act.

Even in circumstances where an impounding structure does not fall within the policy, it remains the responsibility of the applicant (or suitably qualified person with demonstrable experience in flood risk management) to consider and assess the flood risk and drainage impact of the proposed development and to mitigate the risk to the development and that beyond the site. Applicants should note the information contained in DfI Rivers Technical Guidance Note 25 Revised - The Practical Application of Strategic Planning Policy for ‘Development in Proximity to Reservoirs’ updated in June 2020, is available on the DfI website.

Flood Risk Assessment A Flood Risk Assessment will be required for all development proposals, except for minor development, within the potential flood inundation areas of controlled reservoirs. This must address the controlled and

166 As defined by DfI Rivers for individual reservoirs.

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Renewable and Low Carbon Energy Development

ENVIRONMENTAL THEME

Introduction

Northern Ireland has significant renewable energy resources167 and a vibrant renewable and low carbon168 energy industry that make a valuable contribution towards furthering sustainable development. Whilst renewable and low carbon energy technology continues to develop and advance, the main sources of renewable and low carbon energy are wind, sun (solar photovoltaic / thermal energy), moving water (hydropower), heat extracted from the air, ground, and water (including geothermal energy), biomass (wood, biodegradable waste and energy crops. In addition to developments which generate renewable energy from these sources, there are also emerging technologies that help to maximise the transition to net zero carbon emissions, such as synchronous compensators and battery energy storage systems (BESS). Renewable and low carbon energy development reduces our dependence on imported fossil fuels and brings diversity and security of supply to our energy infrastructure. The sector is a significant provider of jobs and investment and is an integral component of the Government’s approach towards addressing and mitigating climate change, as detailed below. All of this benefits the health and well-being of our society, and quality of life of communities. The Northern Ireland Energy Strategy ‘The Path to Net Zero Energy’169 sets out a long-term vision of net zero carbon and affordable energy for Northern Ireland by 2050. It recognises that Northern Ireland must take advantage of our natural resources to generate clean energy and set a target to ‘meet at least 70% of electricity consumption from a diverse mix of renewable sources by 2030’. Following publication of the Energy Strategy the Climate Change (Northern Ireland) Act 2022170 introduced a statutory requirement for the Department for the Economy to ensure that at least 80% of electricity consumption is met from renewable sources by 2030. The Act also establishes a target

of net zero greenhouse gas (GHG) emissions, at least 100% reduction, by 2050171, along with interim targets including at least a 48% reduction in net emissions by 2030. The Borough has experienced a lesser demand for wind energy development compared to some other council areas, which may be due to the varying capacity of different landscapes able to accommodate wind energy proposals, due to factors such as topography, landform and ability of the development to visually integrate. However, to support Northern Ireland in reaching its full potential for renewable and low carbon energy development and maximise the Borough’s contribution towards achieving regional targets, it is important that renewable energy development is accommodated where it will not result in an unacceptable adverse impact on key planning considerations 172 Making appropriate use of renewable and low carbon energy sources is supported by wider government policy, including the Regional Development Strategy 2035 (RDS) which emphasises the need to increase the contribution that renewable energy can make to overall energy mix. The aim of the Strategic Planning Policy Statement (SPPS)173 in relation to renewable and low carbon energy is to maximise sustainable renewable and low carbon energy from a wide range of technologies, at various scales in appropriate locations within the built and natural environment without compromising other environmental assets of acknowledged importance. The SPPS also states that LDPs should set out policies and proposals that help facilitate the delivery of the necessary increase in appropriate renewable and low carbon energy developments (electricity and heat) so that the contribution of this sector to the transition to a

167 Renewable energy resources are sources of energy that naturally replenish themselves without being depleted. 168 Generate significantly lower output of greenhouse gas emissions, specifically carbon dioxide, compared to traditional fossil fuels 169 2021, The Department for the Economy (DfE) 170 The latest figures for electricity consumption and renewable energy are available on the Department for Economy (DfE) website 171 Compared to baseline 172 Planning considerations are set out in Policy RLED1 Renewable & Low Carbon Energy Development 173 Paragraph 6.219

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net zero energy is optimised and should include the factors to be taken into account in decision making such as locational criteria, technology specific criteria and design considerations, where appropriate.

Policy Aims The strategic approach of the Local Development Plan (LDP) to renewable and low carbon energy development is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS): • Ensure that sustainable renewable and low carbon energy development is facilitated at appropriate locations in order to increase the contribution to the transition to a net zero carbon economy, in accordance with the Climate Change Act; • Secure the delivery of an appropriate mix of energy provision that supports the Energy Strategy where this benefits our environment, economy, and communities; • Ensure that the environmental, landscape, visual and amenity impacts associated with or arising from renewable and low carbon energy development are adequately addressed; • Ensure the Borough’s built, natural, and cultural heritage features are adequately protected; • Facilitate the integration of renewable and low carbon energy technology into the design, siting and layout of new development and promote greater application of the principles of Passive Solar Design; The delivery of these policy aims will be facilitated through Strategic Policy RLED 1 ‘Renewable and Low Carbon Energy Development’ outlined in the remainder of this section and operational Policy GP 1 ‘Mitigating and Adapting to Climate Change’ (criterion a). Policy GP 1 focuses on how new development can positively contribute to climate change mitigation and build resilience to the longer-term effects of climate change through the incorporation of sustainable design measures, including the integration of renewable and low carbon energy technology and the principles of Passive Solar Design (PSD).

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Policy RLED 1

Renewable and Low Carbon Energy Development

ENVIRONMENTAL THEME

All renewable and low carbon energy development, any associated buildings, and supporting infrastructure will be permitted where the proposal will not result in an unacceptable adverse impact (alone or in combination with other developments) on the following planning considerations: a) public safety, such as roads, rail, and aviation safety (including communications interference); b) human health; c) residential amenity and impacts on other such sensitive receptors174 (communities and individuals, including future occupants of committed developments); d) visual amenity and landscape character, including cumulative impact; e) biodiversity and geodiversity, nature conservation, archaeological or built heritage interests; f ) local natural resources, such as air quality, water quality or quantity; g) the capacity of and effects on the transportation network; and h) impacts on tourism, recreation, and public access to the countryside. Proposals must demonstrate that they will protect and, where feasible, seek to enhance biodiversity. Applicants will be required to provide details of ancillary infrastructure and associated works (such as service roads, earthing cabling and grounding remodelling) and future decommissioning, including proposals for site restoration. Appropriate weight will be afforded to climate considerations, and the Council will carefully balance any impacts against the wider environmental, economic and social benefits of the proposal. All applications should comply with the 1998 International Commission on Non-Ionizing Radiation Protection (ICNIRP) Guidelines (or any updated guidelines) insofar as these guidelines are relevant to the proposed development. Wind Energy Development In addition to meeting the criteria set out at (a) - (h) above, all applications for wind energy development, including proposals for re-powering of existing development, will also be required to demonstrate all of the following criteria are met: i) The development will not cause a landslide or bog burst hazard; ii) No part of the development will cause any significant adverse effects on communication systems which use electromagnetic waves as the transmission medium (including air traffic control systems, television, radio, telecommunication links, and police and emergency service links); and iii) The development will not have an unacceptable adverse impact on the safety or amenity of any sensitive receptors (including future occupants of committed developments) arising from noise; ice throw; shadow flicker; and/or reflected light. iv) In the case of wind farm developments, appropriate separation distances will be assessed on a case-bycase basis with a minimum separation distance to occupied property of not less than 500 metres generally applying. A case-by-case approach will apply to all other wind turbine development. Solar Energy Development In addition to meeting the criteria set out at (a) - (h) above, insofar as they are relevant to the proposal, all applications for solar energy development must demonstrate that there will be no unacceptable adverse impacts arising as a result of glint and glare. Solar energy developments located within the countryside must demonstrate that they are appropriately located, taking account of the sensitivity of the local landscape. Applications for large scale rooftop solar energy proposals will be permitted where it can be demonstrated they 174 For the purposes of this policy sensitive receptors are defined as habitable residential accommodation (although not necessarily occupied), hospitals, schools and churches

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will not give rise to any unacceptable adverse impacts, including glint and glare. Re-powering, expanding, and extending existing solar and wind farms

Anaerobic Digestion Plants In addition to meeting the criteria set out at (a) - (h) above, insofar as they are relevant to the proposal, applications for anaerobic digestion plants will be required to demonstrate all of the following criteria are met: i) the proposal is located as close to the waste source as possible, unless it is shown that the benefits of the scheme outweigh the need for transportation;

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Significant weight will be given to the benefits of re-powering, expanding, and extending the life of existing solar and wind farms unless the impacts identified (including cumulative impacts) are unacceptable and cannot otherwise be made acceptable.

ii) where the proposal is for an anaerobic digester on a farm, it is designed and sited to integrate and cluster with an existing group of farm buildings and is of a size and scale appropriate to the location in which it is proposed; and iii) the proposal is designed and sited to ensure that any potential adverse impacts related to their size and scale are compatible with the location.

Justification and Amplification Renewable and low carbon energy development plays a crucial role in supporting sustainable development and protecting the health and wellbeing of current and future generations. It delivers wideranging environmental, economic and social benefits by reducing greenhouse gas emissions, improving air quality, supporting climate change targets, while supporting longterm sustainable economic growth. The aim of this subject policy is to maximise sustainable renewable and low carbon energy from a wide range of technologies, at various scales, in appropriate locations within the built and natural environment, without compromising other environmental assets of acknowledged importance. Through this and other related policies, the Plan Strategy enables the plan area’s optimum contribution to achieving renewable energy targets to be realised. Further consideration

will be given at the Local Policies Plan stage to how the plan area’s optimum contribution can be secured, for example through suitable key site requirements or zonings. This policy does not apply to low carbon energy developments which are not associated with renewable energy sources. Whilst renewable and low carbon technologies continue to emerge and advance, the main sources are from wind, sun (solar photovoltaic/ thermal energy), moving water (hydropower), heat extracted from the air, ground, and water (including geothermal energy), biomass (wood, biodegradable waste, and energy crops such as for use in an Anaerobic Digester). In addition to developments which generate renewable energy from these sources there are also emerging and advancing technologies that can help enhance the renewable energy development’s contribution, such as electricity support technologies and energy storage systems

(examples include synchronous compensators and battery energy storage systems (BESS). In considering development proposals, the council will give appropriate weight to climate considerations (including the target to generate 80% of electricity consumption from renewable sources by 2030 and/ or any future revised government targets) and to supporting efforts to protect and enhance biodiversity. It will also carefully balance any local impacts with the wider environmental, economic, and social benefits of the proposal. All proposals will be considered on a case-by-case basis, taking account of the scale and type of the development and its local context. Proposals will be assessed in accordance with normal planning considerations as set out in the criteria above, including access arrangements; road safety; design; integration; odour; noise; shadow flicker; ice throw; glint and glare; separation distance; communications

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interference; cumulative impact and the inter-relationship between these matters. All proposals should take account of the local environment and, as appropriate, ensure any access, fences, gates, and planting are of an appropriate design standard. All planning applications should be accompanied by details on matters such as the power generation/ capacity associated with the proposal, for example, megawatts (MW/MWh). Ancillary infrastructure and associated works Ancillary infrastructure and associated works such as service roads, earthing cabling, ground remodelling and overhead lines will also be considered in the determination of development proposals. It is therefore important that such details are included as part of a planning application. Where possible and appropriate, any new power line connections should be laid underground to reduce the visual impact, however it is accepted that consideration must take account of costs which may otherwise render a project unviable, and other material planning considerations. Landscape and visual impact A cautious approach will apply within designated landscapes which are of significant value, such as areas of outstanding natural beauty, world heritage sites, and their wider settings. Whilst the factors to be assessed may vary on a case-by-case basis, in all cases the landscape and visual impacts of proposals require particular attention to avoid unacceptable adverse impact on visual amenity and landscape character.

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The ability of the landscape to accommodate development depends on careful siting and design, and the inherent characteristics of the landscape such as landform, ridges, hills, valleys, and vegetation. The siting and cumulative landscape and visual impact of all energy developments (including existing development, extant permissions, and valid but undetermined applications) is of great importance and will be carefully considered. The cumulative impact will increase, for example, as the number of wind turbines and/or solar farms in an area increase. Landscape and visual impact assessments will assist in the consideration of cumulative impact. Considerations will include the impact on the character and quality of the landscape, its sensitivity, and the level to which the proposed development will become a significant or dominant characteristic of the landscape. For large scale developments, developers should seek to avoid areas close to key vantage points from roads, viewpoints, and settlements.

Active peatland

Biodiversity

Wind Energy Development

Development proposals should also protect and, where feasible, seek to enhance biodiversity which could contribute to strengthening existing nature networks and restoring degraded habitats in accordance with Policy GP1 and all other relevant policy provisions in the LDP.

The supplementary planning guidance ‘Wind Energy Development in Northern Ireland’s Landscapes’ and any other relevant practice notes (including any future updates to those documents) will be taken into account in assessing all wind turbine proposals.

Peatland Any potential impacts on peatland must be assessed as part of determining whether a planning application meets the criteria set out in this policy.

Active peatland is of particular importance for its biodiversity, water, carbon capture and storage qualities. These will be important material considerations which will be given significant weight. Degraded peatland Degraded peatlands can also have natural heritage and potential carbon capture and storage value, and their protection and restoration potential can, therefore, also be a material consideration in the determination of planning applications on a caseby-case basis. Mitigation Where appropriate, applicants will be required to demonstrate how the environment will be protected during the installation and operational stages of the proposed development, including details of any compensatory measures, such as a habitat management plan or creation of a new habitat, prior to any planning permission being granted.

For wind farm development, separation distances will be assessed on a case-by-case basis with a minimum separation distance to occupied property not less than 500m, generally applying. A case-by-case approach will apply to all other wind turbine development.

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Wind farm development comprises more than 2 turbines.

Solar Solar farms which are well planned and well screened can have an acceptable visual impact if located sensitively in the local landscape. Favourable consideration will be given to large scale rooftop solar energy proposals where there are no unacceptable adverse impacts, including glint and glare. Anaerobic Digestion Plants Well designed and appropriately located anaerobic digestion (AD) plants can make a positive contribution to optimising the potential for renewable and low carbon energy and should be located as close to the waste source as possible, unless it can be demonstrated that the benefits of the scheme outweigh the need for transportation. Farm AD plants should be designed and sited to integrate and cluster with the existing group of farm buildings and be of a size and scale appropriate to the location in

The council will consult relevant statutory and advisory bodies on emerging technology proposals. They include Northern Ireland Fire & Rescue Service and Health & Safety Executive for Northern Ireland.

Emerging Technologies

Life extension and repowering of existing development can offer significant advantages by making use of existing infrastructure, including site access and grid connections, and can therefore result in reduced environmental, landscape and amenity impacts when compared to new development.

Where appropriate, the council will give due consideration to the use of emerging technologies that can assist with enhancing the renewable energy potential development of a development (for example, green hydrogen production facilities, heat networks, geo-thermal, and Battery Energy Storage Systems (BESS). Full details of proposals should be provided with the planning application. Emerging technologies which support renewable energy development may be a stand-alone proposal; may be incorporated into a proposed renewable energy development scheme; or may be co-located with an existing renewable energy development. In all cases, the development needs to be properly described including sufficient information on the emerging technology including any potential adverse impacts it may have above and/or below ground. Any planning application for a BESS development is required to be accompanied by details of the type, number, capacity, and chemical composition of batteries to enable it to be assessed by the council.

Re-powering of existing renewable and low carbon energy development

ENVIRONMENTAL THEME

ETSU-R-97 remains the UK standard methodology for the assessment of noise from wind energy development and it, along with ‘A Good Practice Guide to the Application of ETSU-R-97 for the Assessment and Rating of Wind Turbine Noise’ prepared by the Institute of Acoustics (including any future updates to this UK standard and/or guidance) , will be taken into account by the council. Potential noise impacts, including amplitude modulation from wind turbines on affected properties will also be carefully considered. Any potential impacts from wind energy proposals which are likely to result in shadow flicker on affected properties should be minimised and mitigated.

which it is proposed. All proposals must be carefully considered to ensure that any potential adverse impacts related to their size and scale are compatible with the location in which it is sited. As well as statutory environmental requirements and the normal planning considerations, impacts on the transportation network will be important

Significant weight will therefore be given to the benefits of re-powering, expanding, and extending the life of existing solar and wind farms unless the impacts identified (including cumulative impacts) are unacceptable and cannot otherwise be made acceptable. Co-location Co-location of renewable and low carbon technologies and supporting infrastructure has potential benefits and will be permitted where the relevant planning considerations set out in this policy are met. Microgeneration and retrofitting While the council encourages the use of micro-generation energy, including the retrofitting of renewable and low carbon technologies (refer to GP 1), all such proposals will be assessed against the criteria set out in this policy.

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Decommissioning and Restoration

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Decommissioning and restoration take place after the lifespan of a renewable or low carbon energy development has come to an end. It involves the complete removal of all infrastructure and the careful disposal of all component parts, followed by restoration of the site to an agreed standard. Applicants will be required to provide details on future decommissioning, including proposals for site restoration where appropriate. These details should be provided prior to the planning application being decided. Planning conditions (or a legal agreement, where appropriate) will be used to

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ensure the works necessary to decommission developments and restore the site to an agreed standard are undertaken. Engagement with Stakeholders For all development, developers should, as early as possible, proactively engage with key stakeholders, including the planning department of the council and the local community. That engagement should involve the provision of information on the development and technology being proposed. In preparing a planning application, and taking account of any views received, the developer should consider how to avoid or minimise any adverse impacts through the choice of

location, siting, scale, and design being proposed. Any voluntary community benefits offered by the developer will not be a material consideration in deciding a planning application. Best Practice Guidance to Planning Policy Statement 18 ‘Renewable Energy’ The guidance contained in Best Practice Guidance to PPS 18 Renewable Energy will continue to be a material consideration (where relevant) unless and until such guidance is updated, revised or replaced by new Departmental guidance on this planning issue. It should therefore be considered when preparing an application.

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Waste Management Introduction

In the past waste was often viewed as an unwanted byproduct of domestic, industrial or commercial activity. However, it is now widely accepted that when managed appropriately, waste can become a valuable resource that can be reused (in part or whole), recycled as a new product or substance, or used to recover energy that can be utilised to provide fuel, heat and power. The Regional Development Strategy (RDS) 2035 emphasises that the sustainable management of waste is a key element of environmental protection. If it is not managed correctly it can result in significant risks to public health and the environment and can cause local nuisance. Regional Guidance (RG10) relates to the sustainable management of waste and promotes the application of the Waste Hierarchy as a guiding framework for waste management. This prioritises waste prevention, followed by reuse and refurbishment of goods, recycling and composting, and recovery, including energy recovery with disposal considered only as a last resort (refer to figure 4). It also supports the Proximity Principle, encouraging waste to be treated or disposed of as close as possible to its point of generation in order to reduce the environmental impacts associated with transportation.

Northern Ireland Waste Management Strategy The Northern Ireland Waste Management Strategy ‘Delivering Resource Efficiency’ (WMS) sets out the policy framework for waste management within Northern Ireland. The aim of the WMS is to move the emphasis away from traditional waste or resource management towards resource efficiency i.e. using resources in the most effective way while minimising the impact of their use on the environment.

ENVIRONMENTAL THEME

Managing waste sustainably is essential for the health and well-being of society and overall quality of life, both now and for future generations. The waste management industry is also an important provider of jobs and investment across the Borough, with the potential to support future business development and employment.

The WMS also aims to make waste a key element in promoting a low carbon, circular economy, whereby resources are kept in use for as long as possible, extracting the maximum value from them, then recovering and regenerating products and materials at the end of their service. The key principles of the WMS are: • Waste Hierarchy - as set out in figure 4, the 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 - promotes awareness of, and take into account, the overall environmental, economic and social impacts that an approach or service will have throughout its whole life cycle, from production to disposal • Polluter Pays Principle - waste generators should pay the costs of providing services to manage their wastes.

Most favoured

Least favoured

Figure 4: The Waste Hierarchy The aim of the Strategic Planning Policy Statement (SPPS) in relation to waste management is to support wider government policy, focused on the sustainable management of waste and a move towards resource efficiency. It also indicates that Councils should assess the likely extent of future waste management facilities and identify specific sites supported by key site requirements, where needed.

• Proximity Principle - emphasises the need to treat or dispose of waste as close as practicable to the point of generation, in order to minimise the environmental impact of waste transportation. • Integration of Waste Streams - encourages a holistic approach to waste management, that encourages the development of solutions that encompass all waste, such as the sharing of waste management infrastructure. The Closure Report for the Northern Ireland Waste Management Strategy reported that the vast majority of the actions and targets of the 2013 Strategy have

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been achieved or significant improvements have occurred over the lifetime of the Strategy. The LDPs approach to waste management will be kept under review pending the publication of the new Waste Management Strategy, which is currently under development by the Department of Agriculture, Environment and Rural Affairs (DAERA).

ENVIRONMENTAL THEME

Waste Management Plan Local authorities in Northern Ireland have combined into three sub-regional waste management groups that work together to take forward the delivery and development of Waste Management Plans (WMPs). In 2016, Armagh City, Banbridge and Craigavon Borough Council, alongside Fermanagh and Omagh District Council and Mid Ulster District Council, developed a Joint Waste Management Plan (WMP) in fulfilment of the Councils’ obligations under Article 23 of the Waste and Contaminated Land (Northern Ireland) Order 1997. The WMP sets out the arrangements for the management of controlled waste, including the services and infrastructure needed for the collection, treatment and disposal of the waste arising within the joint Councils. In 2024 an addendum to the Joint Waste Management Plan was prepared on behalf of the joint Councils. The purpose of the addendum included taking account of up-to-date waste legislation and regulations, providing detail on current performance (and waste arisings) and analysing information on relevant policies and procedures that may inform any future review. See Technical Supplement 17 for additional information on the Joint Waste Management Plan and its Addendum. The LDP will seek to support sustainable waste management proposals that are aligned with the principles of the WMS and the Councils WMP (including its Addendum), both of which are important material considerations in assessing development proposals for waste management facilities and infrastructure. The provision of a timely and integrated network of waste management facilities will not only support the anticipated growth of the Borough but is essential if waste management targets are to be met.

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Policy Aims The strategic approach of the Local Development Plan (LDP) towards waste management is outlined in the policy aims set out below. These aims support the regional strategic objectives and the guidance for LDPs as set out in the Strategic Planning Policy Statement (SPPS): • To support the sustainable management of waste and the move towards resource efficiency; • To promote the development of waste management facilities in appropriate locations; and • To ensure that detrimental effects on people, the environment, and local amenity associated with waste management facilities are avoided or minimised. The delivery of these policy aims will be facilitated through the operational policies outlined in the remainder of this section.

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Environmental Impact of a Waste Management Facility

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Policy WMT 1

A development proposal for a new waste management facility, or an extension to an existing facility, will be permitted where there is no unacceptable adverse impact on the environment. Planning permission will be granted where it can be demonstrated that all of the following criteria are met:

b) Wherever practicable, the proposed facility is located in reasonable proximity to where the waste arises; c) The proposal is designed to be compatible with the character of the surrounding area and adjacent land uses, both existing and approved; d) The visual impact of the proposed facility, including the final landform of landfilling or land raising operations, is acceptable in the landscape and will not have an unacceptable visual impact on any area designated for its landscape quality;

ENVIRONMENTAL THEME

a) The proposal will not cause demonstrable harm to human health or result in an unacceptable adverse impact on the environment;

e) The access to the site and the nature and frequency of associated traffic movements will not prejudice the safety and convenience of road users or constitute a nuisance to neighbouring residents by virtue of noise, dirt and dust; f ) The public road network can satisfactorily accommodate, or can be upgraded to accommodate, the traffic generated; g) Adequate arrangements shall be provided within the site for the parking, servicing and circulation of vehicles; h) The development will not have an unacceptable adverse impact on the natural or historic environment; i) The types of waste to be deposited or treated and the proposed method of disposal or treatment will not pose a serious environmental risk to air, water or soil resources; j) The proposed site is not at risk from flooding, and the proposal will not cause or exacerbate flooding elsewhere; k) Wherever practicable, the proposal avoids the permanent loss of the best and most versatile agricultural land; and l) All proposals for waste disposal (landfilling and land raising) or land improvement operations must include suitable, detailed and practical restoration and aftercare proposals for the site that will help to enhance biodiversity. In instances where potential adverse impacts are identified, planning consent will not be granted unless it is demonstrated to the satisfaction of the Council that they can be effectively prevented or controlled through appropriate mitigating measures.

Justification and Amplification The aim of this policy, in line with the principles of the Northern Ireland Waste Management Strategy (WMS), is to support the shift towards resource efficiency and achieve fully sustainable waste management. In considering proposals for new, or extensions to existing, waste

management facilities the Council will ensure that as far as possible all facilities are developed to the highest standards so that waste can be dealt with in a way which minimises impacts on the environment. Modern waste management facilities that utilise sustainable waste management practices, such as those which promote a circular economy or apply the proximity

principle175, can help to secure environmental benefits. Applicants will be required to demonstrate that the proposed facility is located as close as practicable to the point of waste generation, where practicable, in order to minimise the environmental impact and cost of waste transport, therefore furthering sustainable development.

175 the need to treat and/or dispose of wastes in reasonable proximity to their point of generation. The principle works to minimise the environmental impact and cost of waste transport and therefore will further sustainable development.

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The following matters will be taken into consideration in the assessment of all proposals for new and / or extended waste management facilities, taking account of the nature, scale and location of the proposal: Health Considerations In assessing the human health impact of waste management facilities, the Council will be guided by advice from our Environmental Health Department and, where appropriate, the HSC Public Health Agency. Certain waste management facilities, such as landfill sites or incinerators can cause significant amenity problems for the occupiers of neighbouring properties. However, it is not always necessary or appropriate to separate waste management facilities, especially small-scale developments such as civic amenity sites and recycling plants, from residential or other sensitive uses, provided they will not cause detriment to amenity by reason of noise, dust or noxious emissions. The Council will not therefore restrict development solely because it differs from the predominant land use in the locality. Environmental Pollution There are a number of potential sources of environmental pollution associated with waste management facilities including noise, dust and airborne pollution, litter, vermin and birds. The operation of many waste management facilities is likely to produce noise from both inside and outside buildings. Intermittent and sustained operating noise will be of concern if not kept to acceptable levels and particularly if night-time working is involved.

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The aim of the Council will be to achieve safe systems that limit the range of noise generated. For instance, noise from conveyors and baling equipment can be contained when located within buildings. Some external disturbance will be inevitable however from loading, unloading and associated vehicular movements. The nature of any dust particulate from waste management facilities will depend on the type of facility and can be minimised through the use of appropriate, well-maintained and managed equipment and vehicles. Applicants may be required to prepare a scheme, or to indicate what measures will be undertaken, to suppress dust on a site. Many waste management facilities have the potential to produce unpleasant odours and other airborne pollution. Good practice requirements are normally incorporated into the terms of waste licences. Proposals must not conflict with the Council’s statutory Local Air Quality Management Action Plans nor cause an exceedance of the Air Quality Standards (NI) Regulations. Litter can often be a serious problem on waste management sites therefore applicants must ensure that their site operating procedures tackle this problem in a consistent and reliable way, for example by ensuring that working areas are covered at night, and that screens are erected to trap windblown litter. Vehicles bringing material to sites and waiting to discharge loads both within and close to sites, must be appropriately netted or sheeted until unloading starts.

Hours of operation The hours of operation of a waste management facility are linked closely to the issues of noise control and traffic movements, but are also relevant, for example, to levels of lighting. Where appropriate, the Council will attach a condition to planning approvals setting out the hours of working, to the extent that they may affect surrounding land use. Duration of operations In some cases, a time limit may be placed on the completion of operations, to allow full consideration of environmental issues in the light of the circumstances then prevailing. The duration of a consent will relate to the particular waste management proposal. Appropriate conditions will be attached to consider issues such as phasing, end-dates for the removal of waste and restoration of sites. Surface and Groundwater In assessing proposals, the Council must have regard to the need to protect the quality of surface water and groundwater. Whilst modern containment and drainage engineering has significantly reduced the likelihood of water contamination, waste development has the potential to pollute surface and groundwater resources if operations are not properly controlled and monitored. In particular, problems can arise from surface water run-off, landfill leachate and the discharge of wastewater from waste management operations such as composting and recycling plants. Developers must ensure that a suitable drainage system is proposed which will prevent contaminants from reaching surface water drains or groundwater resources.

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Visual Intrusion and Impact on the Landscape

Land Instability It is important that waste management and disposal sites and their environs are not liable to be affected by land instability. This might, for instance, damage containment, drainage and ancillary treatment installations for landfill and land raising sites or affect buildings at other types of facility. Operators must satisfy themselves that the stability of proposed sites has been properly investigated and that, where necessary, appropriate precautionary or remedial measures have been taken in the design. Transport, Traffic and Access Most modern waste management facilities depend on a large throughput of materials, often generating a substantial volume of traffic, which may be a significant environmental issue. In most cases, a Traffic Impact Assessment / Transport Assessment Form will be required, and applicants will have to identify lorry routes proposed to service the site, the movement of waste, staff and visitors as well as quantifying construction traffic. The Council may specify the use of a particular route or require

Agricultural Land Quality High quality agricultural land is an important resource. Once developed, the return to viable agricultural use is rarely feasible. It is important to protect, as far as is practicable, the best and most versatile agricultural land from development. Where possible, planning policy will be to avoid the loss of high-grade land but on occasions the need for a waste management facility may be the overriding consideration. Particular consideration will be given to directing development to areas of poorer agricultural quality land and encouraging the re-use of redundant or derelict land. Impact on the natural and historic environment Waste management development can cause unacceptable harm to both the natural and historic environment. Such damage can be incurred directly through physical destruction or indirectly through pollution, alteration of water tables, dust and other disturbance to sensitive species e.g. floodlighting.

Equally, unacceptable damage can occur to heritage assets including archaeologically sensitive sites. Notwithstanding the LDP policy tests set out for designated areas identified for their natural and historic environment importance, proposals which will have an unacceptable adverse impact will not be permitted. Flooding The Council will consult with the Department for Infrastructure’s Rivers Agency on all applications for development which may have drainage implications, such as proposals affecting watercourses or where land is subject to flooding. Waste management proposals will not be acceptable where the proposed development would exacerbate the risk from flooding on site or would be likely to increase the risk of flooding elsewhere.

ENVIRONMENTAL THEME

Waste management facilities vary greatly in scale and their potential for impact on the landscape. Consideration must be given to their potential effects on the landscape and waste management facilities will only be permitted where it can be demonstrated that they will not have an unacceptable visual impact on Areas of Outstanding Natural Beauty or any other areas designated for their landscape value.

certain routes to be upgraded and/ or strengthened to accommodate additional traffic movements, particularly if HGV’s are involved. Where the road network cannot accommodate the numbers of vehicle movements likely to be generated, the application will be refused or where appropriate, planning permission will condition the quantities of materials or the number of vehicle movements over specified periods. Proposals will be expected to provide adequate access, servicing and car parking arrangements for sites in accordance with the transport policies set out in the LDP.

Reinstatement When the operation of a waste management site comes to an end, it must be left in a fit state for beneficial subsequent use. Licence conditions and sound management will ensure that ground contamination is minimised or kept to an acceptable level. Supporting information For all proposals, sufficient supporting information must be submitted to enable the Council to make an assessment of the potential environmental impact of each proposal against all of the above criteria. For all applications, the full list of European Waste Catalogue Codes (EWC) of wastes to be disposed should be submitted. The amount of information required will depend upon

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the nature, scale and location of the proposal however, as necessary, the Council will use its powers contained in the Planning (General Development Procedure) Order 2015 to request additional information to allow proper determination of planning applications. In determining the acceptability of the environmental impact of a proposal the Council will seek advice from relevant expert consultees, including the Councils Environmental Health Department and the Northern Ireland Environment Agency (NIEA), an executive agency within the Department of Agriculture, Environment and Rural Affairs (DAERA). Mitigation Where potential adverse impacts are identified, applicants will be required to bring forward proposals to prevent or control adverse effects through appropriate mitigation measures. All proposals must include adequate landscape treatment, and a landscaping scheme will be required as an integral part of a planning application. Successful site screening may be achievable by landscaping works and amenity bunds and may include advance planting of trees, shrubs or hedges around the periphery of a site. The planting plan should recommend suitable tree and shrub species and planting distances. Amenity bunds, incorporating appropriate buffer planting on large sites, can also help to ameliorate the adverse effects of noise and other nuisances on nearby properties. As necessary, planning conditions, specific to the nature, scale and location of the proposal, will be attached to the planning decision

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to ensure that the proposed development is managed in a sustainable way. Planning conditions may, for example, restrict the operational hours of the proposed facility to protect the residential amenity of nearby properties or limit the noise levels of waste management facilities during specific hours. Depending on the nature of the proposed waste management facility, planning conditions may also require the installation of wheel cleansing equipment and the cleaning of roads adjacent to the proposed site. Precautionary Principle Many waste management facilities by reason of their size, nature or location have the potential to cause significant damage to the environment in terms of visual intrusion, habitat or heritage destruction and pollution. Therefore, in assessing all proposals the Council will be guided by the precautionary principle, which is 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.

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Waste Collection and Treatment Facilities

All proposals will be required to comply with one or more of the following locational criteria: a) It is located within an industrial area of a character appropriate to the development; b) It is suitably located within an active or worked out hard rock quarry; c) It is on the site of an existing or former waste management facility, including a landfill site; d) It brings previously developed, derelict or contaminated land back into productive use or makes use of existing or redundant buildings; e) In the case of civic amenity facilities, the site is conveniently located to service a neighbourhood or settlement whilst avoiding unacceptable adverse impact on the character, environmental quality and amenities of the local area; or

ENVIRONMENTAL THEME

Proposals for the development of waste collection or treatment facilities will be permitted where there is an identified need established through the Waste Management Strategy (WMS) and the Waste Management Plan (WMP). In respect of Waste Water Treatment Works (WwTWs) need must be demonstrated to the satisfaction of the Council in consultation with NI Water.

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Policy WMT 2

f ) It is suitably located in the countryside and involves the reuse of existing buildings or is on land within or adjacent to existing non-residential building groups. Where it is demonstrated that new buildings/plant are needed these must have an acceptable visual and environmental impact. In addition, proposals will be required to meet the following operational criteria: g) 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; h) 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; i) 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; j) 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 k) It will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT 1).

Justification and Amplification The targets contained within the Waste Management Strategy, which are aimed at achieving resource efficiency and sustainable waste management, require a significant shift away from waste disposal operations, such as landfilling. Waste treatment facilities that reuse, recycle and recover waste materials can significantly reduce the amount of waste going to landfill and assist with the development of a

circular economy, where waste is acknowledged as a resource and kept in use for as long as possible. Such facilities can also create benefits in relation to the co-location or provision of integrated facilities close to waste arisings, close to where waste is reused or close to other waste treatment facilities which will help to minimise the environmental impact and cost of waste transport.

or treatment facilities where there is an identified need established through the Waste Management Strategy (WMS) and the Waste Management Plan (WMP). In respect of Waste Water Treatment Works (WwTWs) the applicant must demonstrate the need for the facility to the satisfaction of the Council, in consultation with NI Water.

The aim of this policy is to support proposals for the development of waste collection

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For the purpose of this policy waste treatment projects include: ENVIRONMENTAL THEME

• Waste separation • Recycling • Transfer • Composting • Treatment and transfer of special waste • Thermal treatment of waste including incineration and relatively new techniques such as pyrolysis, gasification, and fluidised bed combustion • Energy recovery facilities such as anaerobic digestion • Recycling of construction and demolition waste such as the production of secondary aggregates • Proposals for the development of waste water treatment works, including extensions to existing facilities 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 facility, scrapyards, multi-stream separation and material recovery facilities, composting facilities, waste water treatment works, incineration and other thermal treatment/energy recovery facilities. In addition to meeting one or more of the locational (Criterion a-f), proposals will also be required to meet the operational (Criterion g-k) relating to transportation and access, the types and methods of waste storage / sorting / handling / treatment / processing and also the environmental impact of the proposal. Proposals for the incineration of waste and other thermal processes, will also be required to demonstrate that measures have been incorporated to maximise energy recovery, both 366

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in the form of heat and electricity, taking account of prevailing technology, economics and characteristics of the waste stream involved. All proposals for waste collection and treatment facilities will also be considered under WMT 1 ‘Environmental Impact of a Waste Management Facility’. In determining the acceptability of the impact of a proposal on residential amenity or the environment the council will seek advice from relevant expert consultees, as appropriate. For all applications, the full list of European Waste Catalogue Codes (EWC) of wastes to be accepted / treated / processed at the facility should also be submitted. Applicants are also advised to engage with the Northern Ireland Environment Agency (NIEA) in advance of the submission to ensure that any matters relating to waste management authorisation are fully considered.

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Policy WMT 3 Waste Disposal

Proposals for the development of landfill or land raising facilities for the disposal of waste will be permitted where all of the following criteria are met:

b) There is no feasible option for the management of waste at a higher level in the Waste Hierarchy; c) It will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT 1); d) It will not prejudice future exploitation or result in the sterilisation of identified mineral resources of economic or conservation value; e) It is suitably located within an active or worked out hard rock quarry or it brings land that is despoiled, derelict or contaminated back into productive use;

ENVIRONMENTAL THEME

a) There is an identified need for the facility established through the Waste Management Strategy (WMS) and the Waste Management Plan (WMP);

f ) 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 g) Detailed measures are included for the appropriate restoration and aftercare of sites that will help to enhance biodiversity.

Justification and Amplification This policy applies to all proposals for the disposal of household, industrial and commercial waste with the exception of proposals for the deposition of inert waste, which is suitable for the purposes of land improvement, which are dealt with under Policy WMT 4 ‘Land Improvement’. Landfilling is the disposal of waste into void spaces in the land often left as a result of mineral extraction whereas land raising is the disposal of waste by depositing on land thereby raising its level. The Waste Hierarchy, which identifies waste disposal as the least sustainable waste management option, is at the core of the Waste Management strategy (WMS) which envisages a progressive reduction and consolidation of landfill capacity and overall number of landfill sites. This policy therefore seeks to ensure that there is an identified

need established through the WMS and WMP for all proposed landfill or land raising facilities for the disposal of waste. Furthermore, in order to promote sustainable waste management all proposals will also be required to demonstrate that no alternative option exists for the management of the waste at a higher level in the waste hierarchy. Applicants are also advised to engage with Northern Ireland Environment Agency (NIEA) in advance of the submission to ensure that any matters relating to waste management authorisation are fully considered. For all applications, the full list of European Waste Catalogue Codes (EWC) of wastes to be deposited should be submitted. Environmental Impact Where it is established that any proposal will have an unacceptable impact on the environment permission will be refused. All proposals will also be required to accord with the requirements of

WMT ‘Environmental Impact of a Waste Management Facility’. Where appropriate, planning conditions may be required to mitigate or compensate for potential environmental impacts. Particular issues associated with landfilling and land raising include the risk of release of methane gas into the air and adjoining ground or leachate into the soil, groundwater and surface water. The Council will seek advice from relevant expert consultees, including the Councils Environmental Health Department and the Northern Ireland Environment Agency (NIEA) in respect of appropriate planning conditions to mitigate against any potential adverse impacts. 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 land fill gas treatment. Proposals for

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the disposal of waste materials will not be permitted where the development would lead to an unacceptable impact on the environment or unacceptable pollution problems (See Policy WMT 1). 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. Landfill Landfilling may 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. There are instances where the Council may consider other locations, for example where it has been demonstrated that the proposal will lead to planning gain through the productive reuse of despoiled, derelict or contaminated land. Due to the nature of landfill and land raising operations, waste disposal sites may 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 Waste Disposal Projects do not sterilise mineral reserves considered to be of particular value to the economy. In all instances care must be taken to ensure that proposals would not prejudice future exploitation or result in the sterilisation of identified mineral resources of economic or conservation value, as defined by the Mineral Safeguarding Areas. Where relevant, proposals must also accord with the provisions of Policy MIN 3 ‘Minerals Safeguarding’.

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Land raising Land raising, in that it creates a new landform, has the potential to significantly impact on the landscape. As a result, careful consideration must be given to the proposed landform and scale of land raising activities to ensure that these can satisfactorily be assimilated into the existing landscape. Restoration 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 biodiversity on the finished landform and the surrounding area. All applications for landfill and land raising operations should be accompanied by drawings illustrating crosssections through the site and indicating depth of fill, capping details, final restoration contours, planting and other relevant details.

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Policy WMT 4 Land Improvement

Proposals for the disposal of inert waste by its deposition on land will be permitted where it is demonstrated that it will result in land improvement and all of the following criteria are met: a) 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 for the appropriate restoration and aftercare of sites that will help to enhance biodiversity.

Justification and Amplification The purpose of this policy is to facilitate proposals that will improve land quality through the deposition of inert waste. Inert waste is defined as waste material that does not undergo any significant physical, chemical or biological transformations when deposited. Inert Waste will not dissolve, burn or otherwise physically or chemically react, biodegrade or adversely affect other matter with which it comes into contact in a way likely to give rise to environmental pollution or harm human health176. Proposals for the disposal of waste that are not intended to improve land quality or do not wholly involve inert wastes will be considered under WMT 3 ‘Waste Disposal’. The disposal of inert waste by its deposition on farmland and elsewhere is often considered to be inappropriate in terms of sustainable development in that the waste involved may be capable of being moved up the waste hierarchy instead. Although the motivation behind such development can be to dispose of waste in the cheapest way possible and avoid payment of landfill tax, the deposition of inert

waste can, on occasion, result in an improvement in land quality. For example, the deposition of inert waste can facilitate land reclamation for necessary development or can result in an improvement in land quality where steep gradients are reduced and the land re-graded with an adequate surface layer of topsoil. As such, the aim of this policy is to ensure that proposals result in land improvement that has arisen from a genuine need for development, where the deposition of inert waste would be serving a useful purpose, as opposed to being a convenient method of disposing unwanted inert material. In this regard, proposals will be required to demonstrate that the quantity of waste to be deposited will be the minimum required to achieve the proposed improvement. Where this is not the case the proposal will be considered under Policy WMT 3 ‘Waste Disposal’. In addition to demonstrating that there is a local need for the deposition of inert waste, it will also be necessary to ensure that the proposal will not have an unacceptable adverse environmental impact. Care needs to be taken to ensure that proposals will not adversely affect nature conservation and the

historic environment, nor have an unacceptable impact on the landscape. Vacant land or land of low agricultural value often provides important habitats for flora and fauna. Therefore, all proposals will also be assessed against Policy WMT 1 and the principles of sustainable waste management. 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 Order.

ENVIRONMENTAL THEME

b) It will not result in an unacceptable adverse environmental impact that cannot be prevented or appropriately controlled by mitigating measures (see Policy WMT 1);

Applicants are also advised to engage with NIEA in advance of the submission to ensure that any matters relating to waste management authorisation are fully considered. It is also recommended that applicants familiarise themselves with the circumstances when agricultural improvement does not require express planning permission. For all applications, the full list of European Waste Catalogue Codes (EWC) of wastes to be deposited should be submitted.

176 source: Landfill Directive 1993/33/EC

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Policy WMT 5

ENVIRONMENTAL THEME

Development in the vicinity of Waste Management Facilities Proposals involving the development of land in the vicinity of an existing or approved waste management facility or waste water treatment works (WwTWs), will only be permitted were both of the following criteria are met: a) It will not prejudice or unduly restrict activities permitted to be carried out within the facility or approved facility; and b) It will not give rise to unacceptable adverse impacts in terms of people, transportation systems or the environment.

Justification and Amplification 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 the environment. While environmental standards are continually improving nevertheless there may be potential risks at individual sites, for example, in relation to odour, windblown litter or birds. The potential adverse impact of existing or approved facilities upon neighbouring land uses will be a material consideration in the determination of planning applications for the development of that land. The Council must consider the acceptability of development in proximity to potential sources of pollution. Consideration will therefore need to be given to the sensitivity of development proposed in the vicinity of waste management facilities and WwTWs, particularly sensitive uses such as residential development or areas of public use. These considerations are particularly important in relation to landfill sites, which may be dedicated specifically to the deposit of special or hazardous waste.

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Applications will be determined on the basis of the circumstances prevailing at particular locations and in all instances, advice will be sought from the Councils Environmental Health Department and any other relevant consultees. Relevant considerations will include: • The nature and capacity of the waste management facility or waste water treatment works (WwTWs); • Nature of the proposed development; • Local topography; • Prevailing wind direction; • Screening and disposition of existing development; • The precise position of actual noise and odour sources within the boundaries of the waste facility; and • Advice on relevant environmental health matters. Proposals involving land within the vicinity of a WwTW will not be approved where there would be a loss of amenity from odour nuisance.

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Introduction

The importance of protecting our environment is recognised in the Regional Development Strategy (RDS), which acknowledges that effective care of the environment provides very real benefits in terms of improving health and well-being, promoting economic development and addressing social problems which result from a poor-quality environment (RG 11). It also emphasises that everyone should have the right to, and be able to live in, a healthy environment, with access to sufficient and appropriate environmental resources for a healthy life. One of the Core Principles of the Strategic Planning Policy Statement (SPPS) is preserving and improving the built and natural environment. It highlights the important role of the planning system in conserving, protecting and enhancing the environment whilst ensuring it remains responsive and adaptive to the everyday needs of society. The SPPS also highlights the range of environmental considerations that should be taken into account when assessing proposals, such as noise, water and air quality, and acknowledges the role of the planning system in minimising the potential adverse impacts of pollution. Pollution is the introduction of harmful substances / emissions into the environment. It can originate from many sources and activities, such as transport, industry and agriculture, and can take various forms, including light, air, noise or water pollution. Noise Pollution is the presence of unwanted or excessive sound. Air Pollution involves the emission of pollutants into the atmosphere. This includes harmful gases such as ammonia (e.g. from storing farm slurry) and nitrogen oxide (e.g. from burning fossil fuels), particulate matter such as smoke, soot, and dust, as well as fumes and odours. Light Pollution is the presence of any unwanted, inappropriate, or excessive artificial lighting.

Water Pollution is the contamination of surface water bodies, such as rivers, lakes and loughs, groundwater and wetlands. Unless pollution risk in new development is identified, and appropriately prevented or mitigated, it can have serious consequences for the environment including loss of biodiversity, damage to ecosystems and global warming, a significant contributor towards climate change. Society shares a collective responsibility to protect the environment from pollution, in all its forms. Continued efforts to reduce air pollution and improve air quality from all known sources, for example, will be particularly important if we are to meet the net zero greenhouse gas emission targets in Northern Ireland by 2050177.

ENVIRONMENTAL THEME

The overarching objective of the Local Development Plan (LDP) is to secure the orderly and consistent development of land while furthering sustainable development and improving wellbeing. Central to this objective is the protection and enhancement of the natural and built environment, ensuring that growth within the Borough is carefully balanced with safeguarding environmental quality for current and future generations.

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Environmental Protection

The LDP will seek to manage the environment in a sustainable manner, which includes protecting it from the actual or potential effects of pollution. By identifying the potential risk, and significance, of pollution from new development, and requiring the incorporation of mitigation (as appropriate), the LDP will help to safeguard the environment for the benefit and enjoyment of everyone, both now and future generations. Land Contamination To achieve and maintain sustainable communities it is important that efficient use is made of the existing capacity of land, buildings and infrastructure. The reuse of vacant or underused land, particularly previously developed (brownfield) land, can help deliver regeneration, improve environmental quality and reduce pressure for greenfield development. However, environmental constraints such as land contamination178 can act as a barrier to development and restrict the potential of such sites. Land contamination has the potential to cause significant

177 The Climate Change Act (Northern Ireland) 2022 sets an ambitious emissions target of net zero by 2050 in addition to emissions reduction targets for 2030 and 2040 178 The Waste and Contaminated Land (Northern Ireland) Order 1997 defines contaminated land as any land which appears to a District Council, in whose district it is situated, to be in such a condition, by reasons of substances in, on or under the land, that significant harm is being caused or there is a significant possibility of such harm being caused or pollution of waterways or underground strata is being, or is likely to be, caused.

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harm to human health, property and the natural environment, including pollution of surface water, groundwater, rivers and lakes, due to the presence of hazardous substances in, on or under the ground. Within the Borough, a number of brownfield sites are likely to be affected by contamination as a legacy of historic industrial, commercial or agricultural uses, or their proximity to such activities. In order to facilitate the safe and productive reuse of land, it is essential that potential risks are properly identified and that land is remediated, where necessary, to ensure it is suitable for its proposed use. It is also recognised that certain existing and proposed land uses, particularly industrial and commercial developments, have the potential to give rise to new contamination due to the nature of their operations. Development proposals for such uses must therefore be carefully assessed to ensure that they do not result in unacceptable risks to human health, the environment or property.

Policy Aims The strategic approach of the LDP towards environmental protection is set out in the policy aims below. These aims support the regional strategic objectives and the guidance for LDPs as set out the Strategic Planning Policy Statement (SPPS): • To identify, prevent and appropriately mitigate the potential risk of environmental pollution arising from new development. • To ensure that the impacts of land contamination on the natural environment (including surface and groundwater), human health and property are identified and effectively prevented, mitigated or remediated. Pollution (air, noise, light or water) arising from emissions and discharges, that have the potential to adversely impact the environment, are addressed under Policy EP 1, whereas Policy EP 2 assesses development proposals that have the potential to contaminate land or are to be located on lands known or suspected to be contaminated. The delivery of these policy aims will be facilitated through the operational policies contained within this section. In assessing development proposals, the LDP will seek to ensure that environmental risks are identified at an early stage and appropriately addressed through site selection, layout, design, mitigation measures and, where necessary, remediation. It is the responsibility of the applicant or operator to demonstrate that development proposals reflect good practice in pollution prevention and land contamination management and comply with all relevant and uptodate legislative and regulatory requirements. The potential adverse impacts of pollution on public safety, human health and amenity are dealt with under Policy GP 3 ‘Public Safety and Human Health’ and Policy GP 4 ‘Amenity’.

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Policy EP 1

Environmental Pollution Planning permission will be refused for a development proposal where it would have an unacceptable adverse impact on the environment as a result of air, noise, light or water pollution.

Justification and Amplification Environmental pollution can originate from many sources and activities, and can take various forms, including excessive or inappropriate use of artificial light, unacceptable noise disturbance and reduced air or water quality due to the presence of pollutants. If the potential risk, and significance, of pollution from new development is not identified, and appropriately prevented or mitigated, it can have serious consequences on the environment. The planning system therefore has an important role to play in managing development to safeguard against pollution and minimising its potential adverse impacts on the environment. Policy EP1 applies to development proposals that have the potential to adversely impact the environment due to air, noise, light or water pollution. Considerations relating to pollution and its impact on public safety, human health and amenity are primarily covered in Policies GP 3 and GP 4. Where it is identified that a development proposal will cause (or exacerbate) air, noise, light or water pollution, applicants will be required to demonstrate that any impacts on the environment can be adequately mitigated to an acceptable level. Development proposals that fail to demonstrate how potential adverse impacts on the environment will be adequately mitigated will not be

permitted. What constitutes an unacceptable adverse impact and the determination of the extent of its influence are matters of planning judgement. Consideration should not only be given to the impact of individual developments but also to potential cumulative impacts, taking account of other existing, approved and planned development. The Council will assess each planning application on a case-by-case basis, having regard to the nature, scale and location of the proposal (including the sensitivity of the area and nature of established uses), including impacts during construction. The migration of pollutants off-site and their impact on the wider environment may also be a concern. This may for example, include the pollution of groundwater resources and the wider marine environment via hydrological links. The Council will therefore consider both on and off-site environmental impacts of pollution when assessing proposals, where appropriate.

of a detailed environmental report or technical assessment, undertaken and prepared by a suitably qualified professional, for the Council to further evaluate the potential impact that the pollution will have on the environment. Where this report is required, it may include details relating to the levels, characteristics, and transmission of the potential pollution.

ENVIRONMENTAL THEME

Proposals shall include all necessary and appropriate measures to ensure that any pollution risk and potential adverse impacts on the environment have been adequately mitigated.

In assessing the potential risk and significance of pollution, the Council will seek advice from relevant expert consultees, where necessary, including the Councils Environmental Health Department and the Department of Agriculture, Environment and Rural Affairs (DAERA). Further guidance on improving air quality and noise management is contained in Annex A of the SPPS.

Applicants may be required to submit additional information to address the pollution concerns associated with their proposal. Any request for additional information will be at the discretion of the Council, having considered all relevant matters such as the nature / level of potential pollutants and the environmental sensitivity of the location (taking account of the potential for off-site migration). It may involve the submission

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Policy EP 2

Land Contamination The Council will assess all development proposals that have the potential to contaminate land or are to be located on lands known or suspected to be contaminated in accordance with this policy.

ENVIRONMENTAL THEME

Development Proposals at risk of contaminating land Planning permission will only be permitted for development proposals where it is demonstrated that the proposed operations/activities will not have a significant adverse impact on the natural environment (including surface and groundwater), human health and property as a result of land contamination. The potential risk and significance of land contamination will be considered, in consultation with relevant bodies, having regard to the nature, scale and location of the proposal, including during the construction phase. Development Proposals located on known or suspected contaminated land Development proposals located on known or suspected contaminated land will only be permitted where it is demonstrated that all of the following criteria are met: a) Following the implementation of remediation measures, where necessary, the site is in a suitable condition for the development proposed; b) The development of, and use of, the site will not have a significant adverse impact on human health, property and the natural environment (including surface and groundwater); and c) There are appropriate measures in place for the disposal and / or treatment of any hazardous material and waste. Criteria a-c will be considered, in consultation with relevant bodies, having regard to the nature, scale and location of the proposal, including during the construction phase. For all development proposals where significant adverse impacts are identified, planning permission will only be granted where it is demonstrated, to the satisfaction of the Council, that they can be effectively prevented or controlled through appropriate mitigating measures.

Justification and Amplification Contaminated land has the potential to cause significant harm to human health, property, and the natural environment (including pollution of the water environment) because of the presence of particular substances in, on, or under the ground. As such it is important that development proposals seeking to locate on known (or suspected) contaminated land, and proposals that are at risk of causing land contamination, are carefully considered. The aim of this policy is to ensure that sites which are known or suspected to be contaminated are only developed where it can be demonstrated that the

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site, following any necessary remediation, is in a suitable condition for the proposed development and adverse impacts on human health, property and the natural environment (including surface and groundwater) are fully considered and mitigated for, as appropriate. Equally this policy will ensure that development proposals which are at risk of causing contaminated land, due to the nature of the activities and operations proposed, will not have a significant adverse impact on the natural environment (including surface and groundwater), human health and property. For the purposes of this policy ‘property’ includes but is not restricted to buildings / structures (including any part below ground level), crops, livestock,

domesticated animals and wild animals (which are subject of shooting or fishing rights). In all instances the potential risk, and its significance, will be considered in consultation with relevant consultees, including the Northern Ireland Environment Agency (NIEA) (in respect of risks to environmental receptors) and the Councils Environmental Health Department (in respect of risks to human health), having regard to the nature, scale and location of the proposal. The potential impacts during the construction phase of all development proposals will also be considered. The consultation process will assist the Council in ensuring that proposals seeking to redevelop contaminated sites, or are at risk

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In certain instances, the migration of contaminants off-site and their impact on human health, property and the natural environment may be an issue. Contamination may affect sites from adjacent land use sources however it may also affect development sites from land use sources beyond those immediately adjacent. The migration of contaminants off-site may, for example, have a significant adverse impact on groundwater resources and the wider marine environment through hydrological linkages. The Council will therefore consider both on and off-site impacts when assessing the effect of the development of, and use of, the site on human health, property and the natural environment. In such circumstances the Council will be guided by the relevant consultees.

are carried out prior to, or as part of the development. Although it is the responsibility of the applicant to follow good practice and identify the nature, scale and extent of land affected by contamination, it is recommended that developers liaise with the Councils Environmental Health Department and NIEA at the earliest stage of the proposal. Furthermore, due to the complex and technical nature of land contamination investigations, it is recommended that only suitably qualified Environmental Consultants are appointed in the assessment and remediation of contaminated land.

ENVIRONMENTAL THEME

of causing land contamination, are supported by the necessary risk assessments and remediation strategies, as required. All proposals will be considered on a case-by-case basis and therefore the extent and type of information that will be required will be specific to each development proposal.

In order to minimise potential adverse impacts, the implementation of mitigation measures to avoid, minimise and remedy the impact of land contamination may be required. If an adverse impact cannot be mitigated to the Councils satisfaction planning permission will be refused. As necessary, planning conditions, specific to the nature, scale and location of the proposal, will be attached to the planning decision to ensure that the proposed development is managed in a sustainable way and that any necessary remediation measures

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PART 3 This Part sets out the Local Development Plan’s approach to Other Specialised Areas, including a Developer Contributions policy. This policy seeks to ensure that developers contribute towards the provision of infrastructure and services required to facilitate or mitigate against the impacts of their development proposals.

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Developer Contributions Introduction

The effective coordination, planning and provision of infrastructure and services are critical in supporting the delivery of sustainable development. New development, however, can often increase pressure on existing infrastructure and services, or can create deficiencies needed to serve new development and support the local community, future residents and/or users. The Strategic Planning Policy Statement establishes the principle that developers will be ‘expected to pay for, or contribute to, the cost of infrastructure that would not have been necessary but for the development or which needs to be rescheduled to facilitate the development’ (Paragraph 5.68). To offset the impact of new development, the LDP will, where necessary, require developers to pay for in full, or contribute towards the costs of works required to facilitate their development proposal, through the provision of developer contributions. The provision of necessary infrastructure may include public open space, sewerage infrastructure or road works over and beyond those programmed, to facilitate the development. It could also include community facilities or the provision of green-blue infrastructure depending on the location and scale of the development. Developer contributions may also be used to help manage the environmental impacts of new development by securing appropriate mitigation, compensation or monitoring.

Policy Aims

The strategic approach of the Local Development Plan (LDP) towards developer contributions is outlined in the policy aim below. • To secure, where appropriate, developer contributions, including where necessary financial guarantees, to ensure the timely provision, maintenance or improvement of infrastructure, services, facilities, mitigation measures and future restoration or aftercare requirements necessary to facilitate sustainable development and to address the impacts of the development. The delivery of this policy aim will be facilitated through the operational policy outlined in the remainder of this section. Supplementary Planning Guidance (SPG) / A Guidance Framework on planning agreements and developer contributions will be developed by the Council in the future. The Local Policies Plan (LPP) will set out the Council’s detailed policies and proposals (zonings and designations) regarding the future development of the Borough. As such the LPP will identify sites where developer contributions may be appropriate, which will provide a high level of certainty for developers and other stakeholders involved in the development process at an early stage. Engagement with relevant stakeholders, including infrastructure providers will therefore be a key component in the preparation of the LPP to undertake a robust assessment of infrastructure requirements over the Plan period.

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Policy DC1

Developers will be expected to contribute either in full or part to the costs of infrastructure and works required to facilitate their development proposal or mitigate its impacts, where necessary.

OPERATIONAL POLICIES

Developer Contributions Contributions secured under this policy may include but are not limited to: a) contributions relating to the provision, maintenance and improvement of infrastructure, services and facilities: and b) contributions to mitigate or offset the impacts of a proposal. Developer contributions where required may be secured through a Section 76 Planning Agreement. Such an agreement must be in place before planning permission is granted. Where a need is identified for decommissioning, restoration, aftercare or mitigation in relation to specific types of development proposals, developers may be required to agree a financial guarantee to ensure that necessary works are undertaken in the future.

Justification and Amplification New development can have a significant impact on existing infrastructure, amenities, services and facilities, including transportation, health and education infrastructure. In order to offset such impacts, developers may be required to contribute to the costs of infrastructure and works required to facilitate or mitigate the effects of their development proposals through the provision of developer contributions. Developer contributions may be required in a variety of circumstances including where: • A proposed development requires the provision or improvement of infrastructural works over and above those programmed in a LDP; • Earlier than planned implementation of a programmed scheme is required;

By addressing issues that will be created or exacerbated as a consequence of proposed development, developer contributions may make a proposal acceptable which would otherwise have been refused. The various types of infrastructure and works that may need to be addressed through developer contributions, through provision, maintenance, improvement or mitigation, include, but are not limited to: - Transportation infrastructure, including public transport, cycling and walking routes including green and blue infrastructure; - Highway Infrastructure; - Service and utility infrastructure; - Open space and recreational facilities, including play parks; - Off-site replacement/ compensatory planting; - Public realm works, including public art;

• A proposed development is dependent upon the carrying out of works outside the site; and

- Cultural facilities;

• Archaeological investigation or mitigation is required.

- Local neighbourhood and community facilities, including

- Energy efficiency and the deployment of low-carbon energy systems;

youth, educational or health facilities; - Protection, conservation and enhancement of the natural and historic environment; - Flood risk and sustainable drainage; - Waste management; - Infrastructure to improve connectivity and accessibility; and - Affordable housing. The types of infrastructure that may need to be addressed through developer contributions are not exhaustive and each development proposal will be judged on its own merits having regard to any relevant LDP policies and any other material considerations. Where necessary, developer contributions may be required to facilitate off-site works or other enhancements where issues resulting from the proposed development cannot be satisfactorily addressed within the development site. In assessing contributions, the Council may also take into account the cumulative impact of the development over time and necessary ongoing monitoring costs where appropriate.

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Planning agreements can play a meaningful role in the development management process by addressing issues to the granting of planning permission where these cannot be addressed through the use of appropriate planning conditions. A planning agreement may mean that a development proposal can be permitted whilst potentially negative impacts on land use, the environment and infrastructure could be reduced, eliminated or mitigated. Planning Agreements will be negotiated on a case-bycase basis where it is necessary to make the proposed development acceptable in planning terms. In all instances, planning agreements are directly related to the proposed development, with either a functional or geographical link, and related in scale and kind to the proposed development. Supplementary Planning Guidance (SPG) / A Guidance Framework on planning agreements and developer contributions will be developed by the Council in the future. Once adopted, this framework, alongside Development Management Practice Note 21: Section 76 Planning Agreements, will be a material consideration in the determination of relevant planning applications. Local Policies Plan Developer contributions may be required to fulfil Key Site Requirements (KSRs) for land zoned in the Local Development Plan, for example through the provision of necessary infrastructure.

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The Local Policies Plan will therefore seek to identify sites where developer contributions would be appropriate to provide a high level of certainty for developers and other stakeholders involved in the development process at an early stage. There may be cases where contributions are sought under DC1 on zoned sites even though no reference is made to this in KSRs. Financial Guarantees Section 76 Planning Agreements and planning conditions attached to planning consents often require appropriate decommissioning, restoration, aftercare and mitigation measures to be put in place for specific types of development. Such development may include minerals workings, waste management or renewable and low-carbon energy schemes. A planning agreement is a legally binding agreement between a council or, as the case may be, the Department and a person (or persons) with an estate in land i.e. the landowner and / or developer. The cost of this agreement will be the responsibility of the applicant. In some instances, the Council may also require a financial guarantee or bond to ensure that necessary works, such as site restoration, are undertaken in the future to complete the development and are carried out in line with the approved plans. If the works as detailed in the planning approval are not carried out / met in full the Council can then call on all or part of the financial guarantee to finance the works that are outstanding.

PART 3: OTHER SPECIALISED AREAS // DEVELOPER CONTRIBUTIONS

8 OPERATIONAL POLICIES

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PART 4 This Part sets out the Local Development Plan’s approach to Monitoring and Review, which provides a framework to ensure that the LDP remains effective and responsive to changing circumstances.

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MONITORING AND REVIEW

Monitoring and Review Monitoring Framework

Monitoring and review are an essential component of the plan-led system. It establishes monitoring as a mechanism to ensure that Local Development Plans (LDPs) remains effective, responsive and up to date. Section 21 of the Planning Act (Northern Ireland) 2011 places a statutory duty on councils to prepare an Annual Monitoring Report. This report provides an evidence based assessment of the extent to which the objectives of the Local Development Plan (LDP) are being delivered through its policies and proposals.

Where monitoring identifies that a policy is not being effectively implemented, the AMR will clearly set out the reasons for this, the actions the Council intends to take to support or improve implementation, and whether there is a need to revise or replace the policy in question.

Regulation 25 of The Planning (Local Development Plan) Regulations (Northern Ireland) 2015 sets out matters that must be addressed within the Annual Monitoring Report (AMR) which must cover a twelvemonth period, commencing on 1 April and ending on 31 March. These matters include:

To support the ongoing monitoring of the objectives and policies within the Plan Strategy, the Council has developed a Monitoring Framework. This framework provides a structured approach for assessing the performance of relevant policies and objectives against a range of defined indicators and targets, including those for housing and economic development lands, ensuring that the Plan Strategy is being implemented as intended.

a) the housing land supply at the beginning and end of the reporting period; b) the number of net additional housing units completed; c) the supply of land for economic development purposes; and d) such other issues which the Council considers to be relevant to the implementation of the LDP. This statutory requirement is reinforced by the Strategic Planning Policy Statement (SPPS), which requires councils to keep the implementation of their plans under review and to report annually to the Department on whether the objectives of the Plan Strategy or Local Policies Plan are being achieved. The SPPS also makes clear that, where monitoring identifies the need for change, a council may revise its Plan Strategy or Local Policies Plan at any time following adoption, or as directed by the Department. The information collected through the Annual Monitoring Report will be assessed against a range of indicators to determine whether LDP policies are performing as intended. This assessment will consider whether policies are achieving their stated objectives, associated targets and whether there are any unintended consequences arising from their implementation.

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Social Objectives

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Strategic Objective No. 01: To further develop Armagh City, Banbridge and the Craigavon Urban Area as the Main Settlements (Hubs) for growth. Indicator:

Focused growth across Borough Main Settlements (Hubs). Monitoring Target

Trigger

Source of information

Relevant Policies

To generally align spatial distribution of new housing with Strategic Housing Allocation in Main Settlements (Hubs).

10% over / under provision of housing Vs average annual indicative strategic Housing Allocation in Main Settlements (Hubs).

• Housing Monitor.

SGS 1, SGS 3, SGS 4, HOU1-19.

To ensure there is a 5-year supply of housing within Main Settlements (Hubs).

Less than 5-year supply is available within Main Settlements (Hubs).

• Housing Monitor.

To generally align spatial distribution of new economic development lands with Strategic Economic Development Lands Allocation in Main Settlements (Hubs).

More than 10% of Economic Development lands in Main Settlements (Hubs) is lost to alternative uses (other than sui generis employment uses).

• Economic Development Lands Monitor.

To ensure there is an ample supply of economic development lands in terms of type, class and location.

Quantity of zoned economic development land supply falls below 5-year supply in Main Settlements (Hubs).

• Economic Development Lands Monitor.

• Planning approvals.

SGS 1, SGS 3. SGS 4, HOU1-19. SGS 1, SGS 5, ECN 1-10.

• Planning approvals.

SGS 1, SGS 5, ECN 8-10

• Planning approvals.

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Strategic Objective No. 02: To support the role of small towns and villages as attractive and vibrant local service centres providing a level of development appropriate to their position in the Settlement Hierarchy. Indicator:

Support appropriate growth across Small Towns & Villages. Monitoring Target

Trigger

Source of information

Relevant Policies

To generally align spatial distribution of new housing with Strategic Housing Allocation in Small Towns and Villages.

10% over / under provision of housing Vs average annual indicative Strategic Housing Allocation in Small Towns & Villages.

• Housing Monitor.

SGS 1, SGS 3. SGS 4, HOU1-19.

To generally align spatial distribution of new economic development lands with Strategic Economic Development Lands Allocation in Small Towns.

More than 10% of Economic Development lands in Small Towns is lost to alternative uses (other than sui generis employment uses).

• Economic Development Lands Monitor.

• Planning approvals.

SGS 1, SGS 5, ECN 1-10.

• Planning approvals.

Strategic Objective No. 03: To support rural communities by providing appropriate and sustainable opportunities for development in the countryside. Indicator:

Number of planning approvals for conversion and replacement of existing buildings in the countryside.

386

Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No review trigger.

• Planning approvals.

SP1, SGS 7, SGS 10, GP 1, HE 14, ECN 3 & 5, TOU 2 & 3.

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Strategic Objective No. 04: To provide a sufficient supply of land for new housing to meet housing needs by 2035. Indicator:

Adequate supply of land for housing. Monitoring Target

Trigger

Source of information

Relevant Policies

To ensure there is a 5-year supply of housing within Main Settlements (Hubs) & Small Towns.

Less than 5-year supply is available in any individual settlement in Main Settlements (Hubs) & Small Towns.

• Housing Monitor.

SGS 1, SGS2, SGS 3, SGS 4, HOU1-19.

• Planning approvals.

Strategic Objective No. 05: To facilitate the diverse range of specific housing needs over the Plan period. Indicator:

Provision of affordable housing within settlements. Monitoring Target

Trigger

Source of information

Relevant Policies

To facilitate an appropriate supply of affordable housing within settlements.

Where an affordable housing need is demonstrated, and delivery falls more than 10% below the target (i.e. 20% of units on sites exceeding 0.5 hectares or 10 dwellings) contrary to policy provision.

• Planning Approvals. Housing Monitor. NIHE Housing Needs Assessment & Housing Investment Plan. DfC NI Housing Statistics. NIHE Strategic Housing Market Analysis (SHMA).

SGS 1, SGS 2, SGS 3. SGS 4, HOU1-19.

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Indicator:

Provision of traveller accommodation. Monitoring Target

Trigger

Source of information

Relevant Policies

No Target - Monitor Trend.

• Planning Approvals. Housing Monitor. NIHE Housing Need Assessment & Housing Investment Plan. DfC NI Housing Statistics. NIHE Strategic Housing Market Analysis (SHMA).

SGS 1, SGS 2, SGS 3, SGS 4, HOU1-19.

Indicator:

Provision of Specialist Residential Accommodation. Monitoring Target

Trigger

Source of information

Relevant Policies

No Target - Monitor Trend.

• Planning Approvals. Housing Monitor. Sources include NIHE, Health and Social Care Trust, the Probation Board and SRA Statement.

SGS 1, SGS 2, SGS 3, SGS 4, HOU1-19.

Indicator:

Provision of Houses in Multiple Occupation (HMO). Monitoring Target

Trigger

Source of information

Relevant Policies

No Target - Monitor Trend.

• Planning Approvals. Housing Monitor. HMO Licensing Scheme information (Belfast City Council).

SGS 1, SGS 2, SGS 3, SGS 4, HOU1-19.

Indicator:

Protection of residential use of dwellings within protected housing areas.

388

Monitoring Target

Trigger

Source of information

Relevant Policies

Loss of dwellings in protected housing areas (HOU2 - no net loss).

Net loss of dwellings within protected housing areas to other uses.

• Planning Approvals. Housing Monitor.

SGS 1, SGS 2, SGS 3, SGS 4, HOU1-19.

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Strategic Objective No. 06: To facilitate community safety and shared spaces through good quality design and layout of proposed schemes. Indicator:

The number of planning applications refused in the borough on grounds they failed to facilitate community safety. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

• Planning approvals.

DES 1, DES 2.

Strategic Objective No. 07: To facilitate development of community uses at locations accessible to the local communities they serve. Indicator:

Number of new community facilities approved in settlements and the countryside. Monitoring Target

Trigger

Source of information

Relevant Policies

No target, monitor trend.

No trigger.

• Planning decisions.

SP 2, CCF 1, RTC 1-4, DC 1.

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Economic Objectives Strategic Objective No. 08: To facilitate the creation and maintenance of conditions that provide for a dynamic, diverse and robust economy to encourage existing and new businesses to invest within the Borough. Indicator:

Development activity on zoned economic development lands. Monitoring Target

Trigger

Source of information

Relevant Policies

No zoned economic development lands lost to any other uses (other than appropriate sui generis uses)

More than 10% of the site area for a specific zoning for economic development is approved for alternative uses (other than sui generis employment uses).

• Planning approvals.

SGS 5, SGS 6, ECN 8-10.

• Economic Development Lands Monitor.

Strategic Objective No. 09: To facilitate sustainable economic growth by ensuring an ample supply of land for a variety of economic development uses, offering a choice of sites in terms of size and location that are accessible to all members of the community, including those without access to a car. Indicator:

Quantity of Economic Development Land zoned across the Borough.

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Monitoring Target

Trigger

Source of information

Relevant Policies

To generally align spatial distribution of new economic development lands with Strategic Economic Development Lands Allocation in Main Settlements (Hubs) and Small Towns.

More than 10% of Economic Development lands in Main Settlements (Hubs) and Small Towns is lost to alternative uses (other than sui generis employment uses).

• Economic Development Lands Monitor.

SGS 1, SGS 5, ECN 1-10.

To ensure there is an ample supply of economic development lands in terms of type, class and location.

Quantity of zoned economic development land supply falls below 5-year supply in Main Settlements (Hubs) and Small Towns.

• Economic Development Lands Monitor.

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• Planning Approvals.

SGS 1, SGS 5, ECN 1-10.

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Strategic Objective No. 10: To support, regenerate and promote vibrant city and town centres supported by a network of other centres in accordance with the retail strategy and the hierarchy of centres. Indicator:

Promotion of ‘Town Centre First’ approach by restricting retail and other town centre uses outside of designated town centres. Monitoring Target

Trigger

Source of information

Relevant Policies

All approvals for main town centre uses made in accordance with policy provision including sequential test.

One or more approvals made contrary to policy provision including sequential test.

• Planning approvals.

SGS 3, SGS 6, RTC 1-3.

• Town centre health checks.

Strategic Objective No. 11: To support tourism development by creating and identifying opportunities for sustainable tourism development and by safeguarding key tourism assets from inappropriate development. Indicator:

Number of tourist schemes planning approvals in settlements and the countryside. Monitoring Target

Trigger

Source of information

Relevant Policies

To monitor tourist development applications.

• Planning approvals.

SP 1, SGS 7, SGS 9, SGS 10, HE 14, ECN 3, OSR 1-8, TOU 1-8.

• Tourism NI Statistics.

Indicator:

Number of tourist accommodation planning approvals in settlements and the countryside. Monitoring Target

Trigger

Source of information

Relevant Policies

To monitor tourist accommodation applications.

• Planning approvals.

SP 1, SGS 7, SGS 9, SGS 10, HE 14, ECN 3, OSR 1-8, TOU 1-8.

• Tourism NI Statistics.

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Strategic Objective No. 12: To facilitate sustainable economic development of an appropriate scale in the countryside, including employment in the primary sector (agriculture, forestry and mining), while recognising the growing importance of self-employment, homeworking and farm diversification. Indicator:

Number of planning approvals for economic development in the countryside. Monitoring Target

Trigger

Source of information

Relevant Policies

To monitor economic development applications.

• Planning approvals.

SP 1, SGS 10, HE 14, ECN 1-7, MIN 1-8.

Strategic Objective No. 13: To facilitate economic regeneration and support the connectivity of disadvantaged and deprived areas. Indicator:

Development activity on zoned economic development lands. Monitoring Target

Trigger

Source of information

Relevant Policies

No zoned economic development lands lost to any other uses (other than appropriate sui generis employment uses).

More than 10% of the site area of an economic development lands zoning is approved for alternative uses (other than sui generis employment uses).

• Planning approvals.

SGS 5, SGS 6, ECN 8-10.

• Economic Development Lands Monitor.

Indicator:

Active Travel schemes which provide improved linkages.

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Monitoring Target

Trigger

Source of information

Relevant Policies

Delivery of schemes which support Active Travel (Walking, cycling and public transport).

Consideration of modal shift to walking, cycling and public transport.

• Planning Approvals.

SP 1, SGS 8, OSR 8, DES 1, TRAN 1-9.

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• Statistics from DfI and Translink on modal shift.

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Strategic Objective No. 14: To facilitate investment in power, water, sewerage infrastructure and waste management, particularly in the interests of safeguarding public health. Indicator:

Amount of municipal waste reduced and recycled. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

SP 1, GP 1, WMT 1-5, RLED 1.

Strategic Objective No. 15: To facilitate physical and digital connectivity which meets the needs of businesses and private households. Indicator:

Number of planning applications approved which facilitate physical and digital connectivity to new residential and business developments. Monitoring Target

Trigger

Source of information

Relevant Policies

No target.

No trigger.

DES 1, DES 2.

Strategic Objective No. 16: To protect strategically important transportation and public utilities infrastructure and, where possible, enhance connectivity within the Borough. Indicator:

Restriction of new accesses onto Protected Routes. Monitoring Target

Trigger

Source of information

Relevant Policies

No new accesses onto Protected Routes, except were justified through Policy provision (exceptions listed in policy TRAN 3).

More than one application permitted in any one year, contrary to policy provision and DfI Roads advice.

• Planning approvals.

SGS 8, TRAN 2 & 3.

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Environmental Objectives Strategic Objective No. 17: To facilitate and support measures that address climate change mitigation and adaptation, where practicable, to assist in the transition towards a resilient and net zero carbon economy. Indicator:

The number of planning applications granted which include SUDS. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

• Planning approvals.

SP 1, GP 1.

Strategic Objective No. 18: To promote sustainable, good quality design and, where possible, the reuse of existing

buildings and regeneration of brownfield land to assist climate change mitigation and adaptation and positive placemaking. Indicator:

Number of planning applications approved involving re-use of existing buildings and/ or development on brownfield land. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

SP 2, GP 1, DES 1, 2, 4&5.

Strategic Objective No. 19: To prevent inappropriate new development in areas known to be at risk of flooding, or that may increase flood risk elsewhere, and to put in place measures to assist in flood risk management. Indicator:

Development in flood plains.

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Monitoring Target

Trigger

Source of information

Relevant Policies

No development contrary to policy provisions.

More than one application approved in any one year, contrary to policy provision and DfI Rivers advice.

• Planning Approvals

SP 1, GP 1, FRD 1-6.

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• Strategic Flood Map (DfI Rivers).

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Indicator:

The number of planning applications granted which includes SuDS measures. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

• Planning approvals.

SP 1, GP 1.

Strategic Objective No. 20: To facilitate integration of transportation and land use planning to encourage a shift towards more sustainable and active modes of transport. Indicator:

Active Travel schemes which provide improved linkages. Monitoring Target

Trigger

Source of information

Relevant Policies

Delivery of schemes which support Active Travel (walking, wheeling, cycling and public transport).

Consideration of modal shift to walking, cycling and public transport.

• Planning Approvals.

SP 1, SGS 8, OSR 8, DES 1, TRAN 1-9.

• Statistics from DfI and Translink on modal shift.

Indicator:

The number of new or extended park and ride/park and share facilities to reduce the need to travel by private vehicle. Monitoring Target

Trigger

Source of information

Relevant Policies

An increase in the current provision of park and ride/park and share facilities.

• Planning Approvals.

SP 1, SGS 8, DES 1, TRAN 1-9.

• Statistics from DfI and Translink on modal shift.

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Strategic Objective No. 21: To safeguard unique and sensitive landscapes from inappropriate development by protecting their special landscape character, environmental quality and visual amenity. Indicator:

Number of permissions in designated sites: Landscape Wedges, Local Landscape Policy Areas, Strategic Landscape Policy Areas and AONB. Monitoring Target

Trigger

Source of information

Relevant Policies

Monitor planning applications within landscape designations.

Loss or damage to sensitive landscapes, environmental quality or visual amenity through planning approvals.

• Planning Approvals.

SGS 11, NH 6, NH 7, NH 8.

• PAC decisions.

Strategic Objective No. 22: To protect and enhance open spaces, including green and blue infrastructure that support health and wellbeing, and improve connectivity across the Borough through active travel and integrated biodiversity and ecological networks. Indicator:

Total amount of space for green and blue infrastructure. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trend.

No trigger.

• Planning approvals.

SP 1, SGS 9, OSR 1-8.

Indicator:

The number of planning permissions granted on zoned Open Space.

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Monitoring Target

Trigger

Source of information

Relevant Policies

To limit the loss of open space, contrary to policy provisions.

Loss of existing open space.

• Planning approvals.

SP 1, SGS 9, OSR 1-8.

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Strategic Objective No. 23: To facilitate renewable and low carbon energy development in appropriate locations, ensuring the protection of the natural and historic environment in support of sustainable development. Indicator:

The number of applications approved for renewable energy or low carbon energy development in the Borough. Monitoring Target

Trigger

Source of information

Relevant Policies

To ensure adequate amounts of renewable and low carbon energy development.

Inadequate generation to meet regional targets.

• Planning approvals.

SP 1, GP 1, RLED 1.

Strategic Objective No. 24: To protect, conserve and, where possible, enhance the natural and historic environment. Indicator:

Demolition of Listed Buildings. Monitoring Target

Trigger

Source of information

Relevant Policies

No demolition of Listed Buildings approved contrary to policy provision.

More than one application approved for the demolition of a listed building in any one-year contrary to policy provision & DfC HED advice.

• Planning Approvals.

SGS 12, HE 7.

• PAC Decisions. • Heritage at Risk Register (UHS/HED).

Indicator:

Demolition of buildings within Conservation Areas (CAs) and Areas of Townscape (ATC) / Areas of Village Character (AVCs). Monitoring Target

Trigger

Source of information

Relevant Policies

Monitor all applications approved for demolition within CAs and ATCs / AVCs that are contrary to policy provision.

More than 10% of applications approved for demolition in CAs and ATCs / AVCs that are contrary to policy provision over a 5-year period.

• Planning Approvals.

SGS 12, HE 10, HE 11.

• PAC Decisions. • Heritage at Risk Register (UHS/HED).

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Indicator:

New development within Areas of Significant Archaeological interest (ASAIs). Monitoring Target

Trigger

Source of information

Relevant Policies

No inappropriate development contrary to policy provisions.

More than one application approved in any one-year contrary to policy provisions.

• Planning Approvals.

SGS 12, HE 1.

• PAC Decisions. • Heritage at Risk Register (UHS/HED).

Indicator:

Conversion and re-use of non-designated heritage assets; change of use of Listed Buildings. Monitoring Target

Trigger

Source of information

Relevant Policies

No target. Monitor trends.

No trigger.

• Planning Approvals.

SGS 12, SP 1, HE 6 & HE 14.

• PAC Decisions. • Heritage at Risk Register (UHS/HED). Indicator:

New development within designated sites of nature conservation importance (International/European, National and Local).

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Monitoring Target

Trigger

Source of information

Relevant Policies

No permissions granted for development contrary to policy provisions.

For International sites – more than 1 application approved under exceptional circumstances in any one year (all sites). For National and Local sites – more than 2 applications approved in any one year (all sites).

• Planning Approvals.

SGS 12, GP 1, NH 1, NH 2, NH 3, NH 4, NH 9.

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• PAC Decisions.

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Indicator:

New development impacting upon habitats, species or features of natural heritage importance. Monitoring Target

Trigger

Source of information

Relevant Policies

No permissions granted for development contrary to policy provisions.

One or more application approved in any year for development likely to result in unacceptable adverse impact on or damage to known habitats, species, biodiversity or features of natural heritage importance.

• Planning Approvals.

SGS 12, GP 1, NH 5.

• PAC Decisions.

Strategic Objective No. 25: To minimise waste generation and support the sustainable provision of facilities for the management and reuse of materials, promoting a circular economy approach. Indicator:

Amount of municipal waste reduced and recycled. Monitoring Target

Trigger

Source of information

Relevant Policies

Compliance with National and Local targets on waste management, including the Joint Waste Management Plan (WMP).

No trigger.

• Waste Management Statistics (DAERA).

SP 1, WMT 1-5.

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Appendices Abbreviations Glossary

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Appendix 1

Relationship between the draft Plan Strategy and Existing Area Plans, as listed below, prior to the Adoption of the Local Policies Plan. Until the Local Policies Plan is adopted, policies, land use zonings and designations contained within the existing statutory Area Plans will continue to apply, except where specifically superseded by the operational policies of the draft Plan Strategy. Existing Area Plans Armagh Area Plan (AAP) 2004, Armagh Area Plan 2004 Alteration No.1 Armagh Countryside Proposals, Craigavon Area Plan (CAP) 2010, Craigavon Town Centre Boundaries & Retail Designations Plan (CTCBRDP) 2010, Banbridge, Newry and Mourne Area Plan (BNMAP) 2015 (insofar as it relates to the Borough), Dungannon and South Tyrone Area Plan (DSTAP) 2010 (insofar as it relates to the Borough). PLAN STRATEGY POLICY

DESIGNATION(S)

APPROACH TO BE FOLLOWED

SGS2:

Settlement Hierarchy/ Settlement Limits

The settlement hierarchy contained within SGS 2 supersedes any hierarchy set out within the AAP, BNMAP, CAP and DSTAP.

Settlement Hierarchy

Development Limits, Settlement Development limits and Settlement Limits remain unchanged from those designated within the extant Area Plans. These extant settlement/development limits are carried forward and will be reviewed at Local Policies Plan stage.

SGS3:

Strategic Housing Allocation / Housing Strategy

SGS 4: Management of Housing Supply

Land zoned for housing Protected Housing Areas (PHAs)

Housing zonings will remain as set out in AAP, BNMAP and CAP until the Local Policies Plan is adopted. This includes Phase 2 housing zonings.

Established Housing/ Residential Areas

Protected Housing Areas in Dromore Town and Rathfriland Town will remain as set out in BNMAP until the Local Policies Plan is adopted.

HOU 1: Protecting Zoned Housing Land

Established Housing/Residential Areas in Armagh will remain as set out in AAP until the Local Policies Plan is adopted.

HOU 2: Protected Housing Areas (PHAs) SGS5:

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Strategic Economic Development Lands Allocation

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Land zoned for economic development

Economic Development / Industrial / Mixed Use zonings will remain as set out in the AAP, BNMAP and CAP until the Local Policies Plan is adopted.

APPENDICES, ABBREVIATIONS & GLOSSARY

Retail Strategy

RTC 1:

Retailing and Other Main Primary Retail Cores/ Town Centre Uses Primary Retail Frontage

RTC 2:

District Centres

RTC 3:

Local Centres

RTC 4:

Villages and Small Settlements

Town Centre Boundaries/

Once the Plan Strategy is adopted, these policies should be read alongside the extand plans. If there is a conflict between them, the issue should be resolved in favour of the Plan Strategy.

APPENDICES, ABBREVIATIONS & GLOSSARY

SGS6:

City/Town Centre boundaries for Armagh City (amended from Central Area Limit), Banbridge, Craigavon, Lurgan and Portadown are shown on Maps 6, 7, 8, 9 & 10. These have been amended from the boundaries shown within the AAP and (CTCBRDP). Amended Primary Retail Cores for Armagh City (amended from Commercial Area), Lurgan & Portadown have been identified on Maps 6, 9 & 10. These have been amended from the boundaries shown within the CAP (CTCBRDP) and AAP. Existing Primary Retail Cores for Banbridge and Central Craigavon remain as shown within the BNMAP and the CAP (CTCBRDP). The town centre boundaries for Dromore, Gilford and Rathfriland are shown on maps 11, 12 & 13. The boundaries remain as shown within the BNMAP. Three new Town Centres boundaries are proposed within Keady, Markethill and Tandragee. These have been identified as shown on Map 14, 15 & 16. An amended Legahory District Centre boundary has been identified as shown on Map 17. This has been amended from the boundary shown within the CAP. Boundaries for new Local Centres will be brought forward at Local Policies Plan stage. Primary retail frontages identified in BNMAP and CAP will not be carried forward.

SGS 11: Strategic Landscape Policy Areas

These Strategic Landscape Policy Areas will be designated at Local Policies Plan stage.

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TRAN 3: Access to Protected Routes

Protected Routes

Protected Routes remain as previously designated in Annex A of PPS 3: Clarification of Policy AMP 3 – Access to Protected Routes (October 2006). These Protected Routes are illustrated on Map 5.

TRAN 4: Safeguarding New Transport Schemes

Transport Schemes

Safeguarding of new transport schemes will remain as designated in the BNMAP and CAP until the adoption of the Local Policies Plan.

TRAN 5: Protection of Disused Transport Routes

Protected disused railway track bed

Protected Disused Transport Routes will remain as designated in the BNMAP and CAP until the adoption of the Local Policies Plan.

SGS9:

Open space

Open Space lands designated within the AAP, BNMAP, CAP and the DSTAP (in relation to Tamnamore) will remain in effect until the adoption of the Local Policies Plan.

Open Space Strategy

OSR 1: Protection and Provision of Open Space

MIN 2:

Areas of Constraint on Minerals Development

Areas of Constraint on Minerals Development (ACMDs)

ACMDs will remain as shown in the CAP and DSTAP until the adoption of the Local Policies Plan.

HE 1:

The Preservation of Archaeological Remains of Regional Importance and their Settings

Areas of Significant Archaeological Interest (ASAI)

One ASAI currently exists within the AAP at Navan Fort Complex. This designation will remain in effect within AAP until the adoption of the Local Policies Plan. Two new candidate ASAIs have been identified at Knock Iveagh and Lisnagade, as shown on Map 19 & 20.

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HE 2:

The Protection of Archaeological Remains of Local Importance and their Settings

HE 5:

Historic Parks, Gardens Historic Parks, Gardens and Demesnes of Special and Demesnes Historic Interest

Local Development Plan 2035

Areas of Archaeological Potential

Areas of Archaeological Potential and archaeological sites will remain as shown within AAP, BNMAP and CAP, until the adoption of the Local Policies Plan. Historic Parks, Gardens and Demesnes will remain as shown within AAP, BNMAP and CAP until the adoption of the Local Policies Plan.

APPENDICES, ABBREVIATIONS & GLOSSARY

New Development in a Conservation Area

HE 10:

Demolition in a Conservation Area

HE 11:

Demolition in Areas of Townscape or Village Character

HE 12:

New Development in Areas of Townscape or Village Character

NH 6:

Conservation Areas

The Conservation Areas will remain as designated.

Areas of Townscape or Village Character

Areas of Townscape or Village Character will remain as shown within AAP BNMAP, and CAP until the adoption of the Local Policies Plan.

Local Landscape Policy Areas

Local Landscape Policy Areas (LLPAs)

Local Landscape Policy Areas (LLPAs) will remain as shown within BNMAP, CAP and AAP until the adoption of the Local Policies Plan.

NH 7:

Landscape Wedges

Landscape Wedges will remain as shown within AAP until the adoption of the Local Policies Plan.

NH 8:

Area(s) of Outstanding Natural Beauty

Areas of Outstanding Natural Beauty (AONBs)

The Area of Outstanding Natural Beauty for the purposes of NH8 as designated by DoE (1986) is indicated on Map 22.

NH 9:

Sites of Local Nature Sites of Local Nature Conservation Importance Conservation Importance (SLNCIs) (SLNCIs)

APPENDICES, ABBREVIATIONS & GLOSSARY

HE 9:

Sites of Local Nature Conservation Importance will remain as shown within AAP, BNMAP, and CAP until the adoption of the Local Policies Plan.

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Appendix 2

Development Relying on Non-Mains Wastewater Infrastructure This appendix provides guidance on development proposals that include, or need to include, non-mains wastewater infrastructure, to help inform an assessment under Policy GP 2 Infrastructure Requirements for Development, Criterion b). New development relying on nonmains wastewater infrastructure may, either individually or cumulatively, increase the risk of pollution of surface or ground waters, which in turn may adversely affect water quality and cause nuisance to nearby properties, or worse a public health risk. Accordingly, new development should connect to mains services wherever possible. The Council acknowledges however that it will not be feasible for many buildings to connect to mains infrastructure, and they will rely instead on a non-mains solution on site, such as a septic tank or package treatment plant. This may include certain urban locations (in limited cases) due to local constraints. Effluent from such installations is usually dispersed through a system of channels or field drains before percolating to the nearest watercourse. Under the Water (Northern Ireland) Order 1999, the consent of Northern Ireland Environment Agency (NIEA) is required to discharge sewage (wastewater) effluent from commercial, industrial or domestic premises to waterways or underground strata. However, planning applications for development relying on a non-mains wastewater system are often made prior to applications for ‘Consent to Discharge’ under the Water Order. It then falls to the planning system to assess whether the arrangements for the treatment of effluent would create or add to a pollution problem. The

Council will consult DAERA/NIEA on water quality impacts, where necessary. Information relating to the subsoil conditions, the sensitivity and capacity of the receiving watercourse and the vulnerability / sensitivity of water catchment areas may be required to determine the number and type of on-site wastewater treatment plants that will be acceptable in a particular area. In addition, such installations should be located at least 15 metres away from any dwelling to safeguard residential amenity, unless otherwise agreed, and soakaways should not drain across the curtilage of any neighbouring property. Planning applications179 will need to be accompanied by drawings that accurately show the proposed location of the non-mains installation and its soakaway, as well as drainage ditches and watercourses in the immediate vicinity. Similar details may be requested by the Council on certain outline applications where further information is needed to properly assess the means of onsite wastewater treatment, such as where the application site is restricted in size. In such cases, the details will be treated for information only. Planning permission will be refused for development relying on a non-mains wastewater arrangement where the physical arrangements proposed for on-site treatment are unsatisfactory or in

cases where ‘Consent to Discharge’ under the Water Order is unlikely to be forthcoming due to pollution risks. Where information on the means of dealing with wastewater has been requested from the applicant but not provided, planning permission will normally be refused on the basis of insufficient information to properly determine the proposal. A management and maintenance plan must be submitted as part of the planning application, where a private package plant (to create or collect wastewater) is proposed. The private plant will require to be decommissioned, cleared from the site, and the site reinstated in accordance with details (including timeframe) to be agreed with the Council. A private package plant will normally only be granted a temporary permission. In all cases, the accommodation of non-mains wastewater infrastructure should not create or add to a pollution problem, cause harm to public health or impact on amenity. It should also not dictate the layout such that it adversely affects design quality and local character. Design solutions should be found that accommodate the non-mains infrastructure in a suitable manner. Development proposals that rely on non-mains wastewater infrastructure should consider relevant standing advice from DAERA/NIEA to applicants, including that on Discharges to the Water Environment.

179 Full and Reserved Matters Applications where the proposal involves on-site wastewater treatment/discharge.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 3

Hazardous Substances Part 4, Regulation 14 of The Planning (Local Development Plan) Regulations (Northern Ireland) 2015 requires Councils to take additional matters into account with the objective of preventing major accidents and limiting the consequences of such accidents. If they are not stored or sited properly hazardous substances have the potential to cause catastrophic damage to the environment and result in significant harm to our health and well-being. It is therefore important that the proposed storage, or use, of a significant quantity of any hazardous substance is appropriate to a particular location, having due regard to the risks arising to people in the surrounding area and the environment. The Council, through its planning responsibilities, has an important role in preventing and limiting the consequences of major accidents associated with hazardous substances. This responsibility includes: • considering development proposals in the vicinity of dangerous substance establishments (COMAH sites); • processing applications for Hazardous Substance Consent; and • having regard to existing hazardous substance establishments when plan making. At the Local Policies Plan stage, the Council will consider the need to constrain development on land in the vicinity of establishments where hazardous substances are or may be present.

The Control of Major Accident Hazards (COMAH) The Control of Major Accident Hazards (COMAH) Regulations (Northern Ireland) 2015 seek to prevent major accidents involving dangerous substances and limit the consequences to people and the environment of any major accidents that may occur. The COMAH Regulations apply when a site has more than a threshold quantity of dangerous substances present. The licensing and management of premises where such substances are stored is key to protecting

the environment and human health. There is currently only one COMAH site within the Borough, however this does not preclude new COMAH sites being identified during the lifetime of the Plan.

APPENDICES, ABBREVIATIONS & GLOSSARY

Hazardous Substances, the Control of Major Accident Hazards (COMAH) and Major Accident Hazard Pipelines

There are two tiers of COMAH establishments180, the ‘Upper Tier’ and ‘Lower Tier’, depending on the quantity of dangerous substances they hold. Upper Tier establishments hold greater quantities of dangerous substances meaning that additional requirements are placed on them by the Regulations. Although the substances used or stored at COMAH establishments can be dangerous, the establishments are strictly regulated, and operators have to manage their activities in a way which reduces risks to workers and the public. The COMAH Regulations are enforced by both the Health and Safety Executive NI (HSENI) and Northern Ireland Environment Agency (NIEA). The NIEA is responsible for assessing measures to protect the environment under the Regulations, including examining operators’ safety reports and carrying out inspections on establishments covered by the regulations. The HSENI is an executive nondepartmental public body responsible for the promotion and enforcement of health and safety at work standards in Northern Ireland. Development proposals within, adjacent or near an identified COMAH site will be assessed against the advice received from consultation with the NIEA and the HESNI in addition to any other relevant material considerations. Development may be restricted where it is identified there will be an unacceptable impact on the environment and / or human health and safety. In considering all proposals the Council will seek to establish if all necessary measures are in place to prevent major accidents from occurring and to ensure, in the event of a major accident, that consequences to people and the environment will be limited. Any development must therefore demonstrate, to the satisfaction of the Council, that appropriate mitigation measures have been put in place to protect the environment and the health and well-being of those in the surrounding area.

180 Source: DAERA COMAH Public Information records

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APPENDICES, ABBREVIATIONS & GLOSSARY

Hazardous Substances Consent Section 108(1) of the Planning Act (Northern Ireland) 2011 requires consent to be sought from the Council when a hazardous substance is present on, over or under land (i.e. Hazardous Substances Consent (HSC)). The Hazardous Substances Consent process regulates the storage and use of hazardous substances whether or not an associated planning permission is required. The process ensures that necessary measures are taken to prevent major accidents and limit their consequences to people and the environment before a hazardous substance is allowed to be present in a controlled quantity. The Council will consult with Environmental Health, HSENI and NIEA on every application for Hazardous Substances Consent. To safely assess and mitigate any hazards associated with hazardous substances, applications will be assessed against the advice received from those consultees and all other material considerations.

Major Accident Hazard Pipelines Major Accident Hazard Pipelines include the gas pipelines along the Northern Ireland gas transmission system, a number of which traverse the Borough including the South North (SN) pipeline and the ‘Gas to West’ Network. Development proposals within, adjacent or near an identified Major Accident Hazard Pipeline will be assessed against the advice received from consultation with the NIEA and the HESNI in addition to all other material considerations. Development may be restricted where it is identified there will be an unacceptable impact on the environment and / or human health and safety / wellbeing.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 4

The main purpose of this appendix is to set out the Council’s detailed guidance to provide a consistent basis against which to consider proposals to display different categories of outdoor advertisement. 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. Key considerations when determining outdoor advertisement proposals are amenity and public safety, including road safety. Under the provisions of Section 130 (1) of The Planning Act (NI) 2011 the interests of “amenity” and “public safety” are the only considerations that can be assessed in the exercise of advertisement control. High Standard of Design The Council will expect all outdoor advertisement proposals to demonstrate a high standard of design and make a positive contribution to place-making. Advertisements should respect, or where possible enhance local amenity. The Council will consider the impact of a proposal on the character and appearance of a building and/or location where it would be displayed, as well as on the surrounding area. The number of advertisements on a building or in an area should be kept to a minimum to lessen the likelihood of harm to amenity or safety, and opportunities to remove those which are redundant or excessive should be taken.

Advertisements and the Historic Environment Advertisements on a listed building require listed building consent even where advertisement consent is not required. Where permission is granted, the advertisements must be attached with care, to ensure the impact to the existing building is minimal. Particular attention should be given to the size, design, materials and placing of the proposal. Traditional materials such as painted timber or a brass plate are often the most appropriate sign finish on buildings within the Historic Environment. The Council will expect corporate organisations and retail chains to adjust their standard signs in response to the host building and local distinctiveness. Applicants are encouraged to seek advice from specialist designers. Digital Advertising Screens Careful consideration must be given to the design, size, luminance, location and positioning of digital advertisements. The screens should not have a detrimental impact on amenity or public safety. Overly bright signage will be resisted if it negatively affects visual amenity or safety. Digital advertising screens are highly controllable, and it is therefore possible to manage the level of distraction by control of type, brightness, form of change and interval between advertisements. The luminance of

APPENDICES, ABBREVIATIONS & GLOSSARY

Guidance for the Control of Outdoor Advertisements

the screen should be controlled by light sensors which automatically adjust screen brightness for ambient light levels, to avoid glare at night and facilitate legibility during daytime. The impact and appearance of fittings and associated cables should be discreet and unobtrusive. 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. 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. The Countryside Poster panel displays are out of place in the countryside and will generally be unacceptable. An exception may be made where the display advertises a particular

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APPENDICES, ABBREVIATIONS & GLOSSARY

event, such as a local agricultural show or fair, and is restricted 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 the Borough 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.

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In a mixed used area, 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. 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.

• 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 • where the rear of the advertising panel is visible from surrounding roads or properties it should be appropriately treated. 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 the Borough 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 number, scale, proportions and design of freestanding advertisement panels should respect the site and its surrounding area. 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;

• 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;

• 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;

• 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; • interesting features, for example architectural details, should not be obscured or destroyed; and • 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

APPENDICES, ABBREVIATIONS & GLOSSARY

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 known by a variety of names such as meshes, wraparounds or blow– up signs. They range in size but are generally large-scale and can cover the whole of 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 be attached to scaffolding surrounding a building or development site and where a contract has been drawn up for the building or renovation works. 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. 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 city and town centres and other commercial areas. When sympathetically sited and designed they can contribute positively to the distinctive visual 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 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; • 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; • where a new commercial building is proposed, the location of fascia signage should be integrated into the overall design; • on older and more traditionally styled buildings, painted signs or non-illuminated letters are preferable to panels or other types of display; • internal illumination should preferably be in the form of individually backlit letters; and • 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.

APPENDICES, ABBREVIATIONS & GLOSSARY

be avoided as they can have a significant detrimental impact over long distance views, whilst more local views can appear cluttered.

Projecting Signs Design Guidelines: • projecting signs should be sympathetic to the design of the building where they are to be displayed and respect fascia signage; • box signs should be located at fascia level and are generally best situated at the end of the fascia; • hanging signs may be acceptable at first floor level and are generally best situated in a central position between windows; • 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; • internal illumination should preferably be in the form of individually backlit letters; • where external illumination is proposed trough lighting is preferred with the trough painted out; • 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; • projecting signs should be a minimum of 2.25m above ground level in the interests of public safety; and • illuminated projecting signs are generally unacceptable immediately adjacent to a neighbouring residential property.

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Blinds and Awnings

Design Guidelines:

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 to provide additional advertising.

• advertising on upper floors should be printed or etched onto the glass or on to internal window blinds. As an alternative, individual letters rather than an advertisement panel may be suspended behind the glass.

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. Design Guidelines: • blinds and awnings should be retractable, made from nonreflective material and be designed to integrate with the appearance and construction of the shopfront as a whole; and • such blinds should be a minimum of 2.25m above ground level in the interests of public safety. Advertisements on Upper Floors Where commercial premises occupy the upper floors of buildings the need to advertise their whereabouts can be important to their viability. Great care needs to be taken in considering how this can be achieved without the exterior of the building appearing cluttered. Fascia signs, panel style signs, canopies, flags and banners are generally out of place on upper floors.

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• these guidelines also apply to commercial premises on ground floors wishing to advertise on upper floors. High Level Signs 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.

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 • 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 • painted or etched lettering on a front window will also generally be acceptable.

Design Guidelines:

Signs at Retail and Business Parks

• high level signs will generally only be appropriate where they relate to the scale and primary use of the host building;

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.

• they should be designed to be read as part of the building and should not detract from any architectural feature; • they should not project above the eaves or parapet of the host building; and • 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

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.

APPENDICES, ABBREVIATIONS & GLOSSARY

Pylon and Pole Mounted Signs

• all new buildings in a retail or business park should incorporate a signing zone as part of the design;

Pylon and pole mounted signs are a common feature at petrol roadside service stations but can also be found in association with other forms of development, including but not limited to, drivethrough restaurants, supermarkets, retail warehousing, retail parks and car showrooms.

• fascia and projecting signs should be in scale with the host building and surrounding buildings and be consistent across the whole unit; and • 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. Signs at Roadside Service Stations and on Forecourts Signage at roadside service 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 co-ordinated approach should be taken when bringing forward proposals, particularly where existing signage is being replaced. Care is needed in assessing proposals for illuminated advertisements at roadside service stations located adjacent to or near residential properties. Design Guidelines: • all signs should be in scale with their surroundings and not detract from the amenity of the surrounding area; • illumination should generally be restricted to the sign lettering and logo; and • freestanding signs should be located so as not to interfere with or obstruct sightlines.

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.

the express consent of the Council is a breach of advertisement control.

APPENDICES, ABBREVIATIONS & GLOSSARY

Design Guidelines:

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.

Design Guidelines: • pylon and pole mounted signs should be in scale with their surroundings, and they should not significantly exceed surrounding building heights; • they should not detract from the visual amenity or character of the surrounding area; • they should not be sited adjacent to, and wherever possible should not directly face residential properties; and • illumination should generally be restricted to the sign lettering and logo. Mobile Advertisements 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

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Appendix 5

Residential Space Standards The space standards in the Table below shall be referred to when assessing Policy HOU 4 Quality in Residential Development, Criterion d). These standards apply to all residential units, including flats and apartments, with the exception of social-rented housing181 and Houses in Multiple Occupation182 (see definitions in Glossary). Residential Space Standards183 House Type

Single Storey / Flat (sqm)

Two Storey (sqm)

Three Storey (sqm)

1 Person / Bedsit

30 a

1-Person / 1-Bedroom

2-Person / 1-Bedroom

3-Person / 2-Bedroom

4-Person / 2-Bedroom

4-Person / 3-Bedroom

5-Person / 3-Bedroom

6-Person / 3-Bedroom

100

6-Person / 4-Bedroom

100

105

7-Person / 4-Bedroom

105

115

Notes: The Space Standards comprise a calculation of internal floor space area, measured in square metres. See Explanatory Notes below on measuring internal floor space area. a

Restricted use as dwelling types are inflexible and not popular with tenants.

Explanatory Notes for Measuring Unit Floor Area The total floor area is measured to the internal faces of the main containing walls on each floor of the unit/ accommodation, including any internal space, on plan, taken up by staircases, partitions, internal walls (but not ‘party’ or similar walls), chimney breasts, flues and heating appliances. It includes internally accessible storage space within the main containing walls except where a non-habitable basement or attic is used exclusively as storage space.

• any space where the height to the ceiling is less than 1.5 metres (e.g. areas in rooms with sloping ceilings);

When measuring the internal floor area, the following exclusions apply (i.e. the floor area falling within each of the criteria below)184:

• the floor area of any other communal areas (except a shared kitchen/dining room, bathroom or living room) where shared with another self-contained or shared unit e.g. for access.

• any porch, covered way, balcony etc., that is open to air (either for private, escape or access purposes) as well as decks; • any non-habitable basements and attics, conservatories, sheds etc.; • all space for purposes other than living (i.e. garages, commercial premises etc.); or

181 Design Standards for social-rented housing can be found in the Department for Communities’ Housing Association Guide (HAG)). 182 Statutory Space Standards for HMOs are contained in Section 43 of the Houses in Multiple Occupation Act (Northern Ireland) 2016, or as amended. 183 The Residential Space Standards are adapted from the Department for Communities’ Housing Association Guide (HAG) Design Standards for ‘General Needs Housing’, available at https://www.communities-ni.gov.uk/general-needs-housing, to only include the minimum area from the area bands set for housing associations. 184 The Explanatory Notes for Measuring Unit Floor Area are adapted from the Department for Communities’ Housing Association Guide (HAG) Design Standards.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 6

The term Established Residential Area is referred to in Policy HOU 4 Quality in Residential Development. The objective of Policy HOU 4 is to safeguard the character and environmental quality of established residential areas from overdevelopment and unsuitable housing. An established residential area is normally taken to mean a residential neighbourhood 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.

APPENDICES, ABBREVIATIONS & GLOSSARY

Definition of an Established Residential Area

Exceptions In recognition of the desirability of promoting increased density housing in appropriate locations, HOU 4 Criteria d-f) will not apply to designated city and town centres within Tier 1 Main Settlements (Hubs) and Tier 2 Small Towns, including previously developed land / brownfield land (see Glossary for definition).

Within larger settlements (i.e. Tier 1 Main Settlements (Hubs) and Tier 2 Small Towns185), 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 smaller settlements (Tier 3 Villages and Tier 4 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.

185 See Settlement Hierarchy (Tiers 1-4) with list of settlements.

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Appendix 7

Wheelchair Housing Space Standards The Wheelchair Housing Space Standards in the Table below shall be referred to when assessing Policy HOU 6 Residential Mix. These standards apply to all residential units, including flats and apartments, with the exception of social-rented housing and Houses in Multiple Occupation (see definitions in Glossary). Wheelchair Housing Space Standards186a House Type

Single Storey / Flat (sqm)

Two Storey (sqm)

1-Person / Bedsit

1-Person / 1-Bedroom

2-Person / 1-Bedroom

3-Person / 2-Bedroom

105

4-Person / 2-Bedroom

105

4-Person / 3-Bedroom

115

5-Person / 3-Bedroom

105

125

6-Person / 3-Bedroom

110

125

5-Person / 4-Bedroom

110

130

6-Person / 4-Bedroom

115

135

7-Person / 4-Bedroom

125

140

Note: The Space Standards comprise a calculation of internal floor space, measured in square metres. a See Explanatory Notes in Appendix 5 on measuring internal floor space area.

186 The Wheelchair Housing Space Standards are adapted from the Department for Communities’ Housing Association Guide (HAG) Design Standards, available at https://www.communities-ni.gov.uk/wheelchair-housing, to only include the minimum area from the area bands set for housing associations.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 8

The guidance set out in this Appendix provides a consistent basis against which to consider householder development proposals under Policy HOU 11 Householder Development, principally in relation to the extension and/or alteration to a dwelling or, where appropriate a single flat or apartment. This can also include the erection of separate buildings that are for purposes ancillary to the dwelling and within its curtilage, such as a domestic garage or an outbuilding. The guidance is intended to advise homeowners on how to extend or alter their property in a neighbourly manner that is sympathetic to the original property, respects the character and appearance of the surrounding area and contributes towards a quality environment. It should also be noted that a welldesigned extension or alteration can enhance and add value to a property, while a poorly designed extension or alteration can detract from and make it difficult to sell. It can also have a similar effect on the neighbourhood. Although the guidance may not cover all the site-specific issues that can arise it covers the main considerations that will be taken into account when determining a planning application for householder development. If it is followed, the application is more likely to be granted planning permission, and unnecessary delays in processing applications avoided.

Context and Design Extension/Alteration 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. 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. 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. 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 dominate the character of the existing property. However, 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 for an extension to project above

APPENDICES, ABBREVIATIONS & GLOSSARY

Guidance For Householder Development

the ridge line of the existing dwelling and this will be especially important where uniform building height is part of the street scene. Proposals in an urban context should not overdevelop the site in terms of massing, footprint and proximity to boundaries thereby, for example, creating a visual ‘terrace’ effect. This is one of a number of issues 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 and from 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. For these reasons, an extension to the side of a dwelling will normally be expected to retain a minimum 1.0 metre separation distance from the side boundary, including at any upper floor levels. A further concern may arise where a side extension to a semidetached 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. The appropriate

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distance that an extension should be set back and set down from will be determined on a case-by-case basis. It will depend on the size and style of the existing dwelling, the design of the extension, as well as the characteristics of the site and the area. For some proposals a greater distance of set back and set down may be required, however, to ensure that the side extension remains subordinate to the existing dwelling/block, the Council will normally expect, at a minimum: - a set down from the existing ridge by 0.5 metres; and - a set back from the front of the dwelling by 0.5 metres. Extensions or alterations to the front of a property require great care as the front elevation is often the most visible from 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. 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, and 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 should foundations or guttering encroach onto their land or if an

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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 affected neighbours before submitting a planning application. It should be noted that infringement of property rights is primarily a legal matter between the relevant parties.

Roof Extensions

Garages and other associated outbuildings

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 roofscape. They may often constitute Permitted Development, but care should be taken to ensure compliance with Building Regulations where such windows are intended to provide a means of escape.

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 overdominate the front of the property and detract from the street scene and will therefore not normally be permitted. In the countryside, ancillary buildings should be designed as part of the overall layout to appear as an integrated rural group of buildings.

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 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

APPENDICES, ABBREVIATIONS & GLOSSARY

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 overdominant 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 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 can be an effective way of integrating any extension or alteration work with the existing property. 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 strongly 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/ Village Character. Sustainable Design The Council wishes to promote and encourage a sustainable approach to householder development. The extension or alteration to a residential property can provide the opportunity to improve its sustainability in terms of incorporating resource and energy efficiency measures (for example, rainwater recycling using water butts), renewable energy technologies, the reuse of existing materials and measures to enhance biodiversity. Stand-alone sustainable design measures that are not part of a building extension, for example the installation of solar panels or

an air source heat pump, will be supported by the Council where appropriate.

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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.

Where existing walls are being demolished or roofs altered, existing materials can often be salvaged and re-used, for example, the re-use of natural stone and roof slates can benefit the visual appearance of the new work and its integration with the existing property. Solar thermal panels that produce hot water and photovoltaic (PV) panels that produce electricity can be installed on roofs or on the ground. 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. Green or ‘living’ roofs and walls can further benefit the environment by enhancing biodiversity and providing high standards of insulation. Extensions also provide the opportunity to consider the provision of additional landscaping to soften the impact of such works. 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 and finishes should always complement the character of the property and the neighbourhood. Expanses of close-boarded fencing with an aspect to a street/road, footpath, cycleway or public space will be visually unacceptable i.e. it has an elevation that faces onto, including

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where it is angled to and/or positioned behind a driveway, garden area or verge. It should be noted that some walls or fences may be Permitted Development. The Countryside The impact of an extension or alteration on the visual amenity of the countryside needs to be carefully 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 to accommodate the proposal, 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. Similarly, the impact of other works, such as new driveways and hardstanding, must be carefully considered to ensure they do not have a detrimental impact on rural character and the visual amenity of the area.

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Residential Amenity The Council considers it important that the amenity of all residents is protected from ‘unneighbourly’ extensions as these can cause problems through loss of privacy, overshadowing/loss of light and dominance. The extent to which potential problems may arise is usually dependent upon the separation distance, height, depth, mass and location of the extension and the positioning of windows. Single-storey extensions to the rear of a semi-detached 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 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 or whose mobility is otherwise impaired. 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 on side elevations and conservatories/ sunrooms 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 high-level 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/habitable rooms such as bedrooms, living rooms, dining rooms and 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 (subject to it being visually acceptable). Overlooking of gardens may be unacceptable where it would result in an intrusive, direct and uninterrupted view from a main room (such as a kitchen, dining room or living room), to the most private area of the garden, which is often the main sitting out area adjacent to the property, of your neighbours’ dwelling. As a rule of thumb this area is the first 3-4 metres of a rear garden, closest to the residential property. Dominance Dominance (sometimes referred to as overbearing effect) 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

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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 not likely to be granted. Significant problems of sunlight or daylight loss are most likely to occur in terraced and semidetached housing developments, 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.

Other relevant factors which will be considered in this assessment are set out:

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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.

1) The existing type, form and size 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.

To help assess the loss of light which results from a proposed development to the front or rear of a residential property, the 60 degree and 45-degree lines, as shown in Figure 5 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.

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.

The guidance in Figure 5 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 to gauge the acceptability of proposals in terms of the overshadowing / loss of light impact upon neighbouring properties.

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.

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.

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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. 6) Provision of an extension or alterations to meet the particular needs of a person with a disability. For example, a modest single storey extension required to meet the particular needs of the person in question will be a material consideration to be balanced against any adverse impacts on the neighbouring property. This may result in the criteria relating to daylighting and overshadowing being relaxed.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Figure 5: House Extensions

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Single Storey

Mid Point

60°

Proposed Extension

Common Boundary

Two Storey

Mid Point 45°

Proposed Extension

45°

Common Boundary

Adjoining development should be shown on plan for the proper assessment of the proposal

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Noise and General Disturbance Noise and general disturbance are examples of other impacts that can unduly affect the amenity of neighbouring residents, under Policy HOU 11, Criterion b). 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, roofterrace 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 Soft landscaping is a vital consideration for all development and should form an integral part of any proposal. It can create a highquality setting, help integrate new development into its surroundings, provide screening and assist the promotion of biodiversity of native species or other species characteristic of a particular area. Proposals for landscaping/ planting should therefore always be considered as part of any application for an extension. The retention of existing trees and other significant landscape features, including hedgerows, 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 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. Development proposals should have regard for relevant published standards and good practice guidance in relation to trees and hedgerows187. 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. Where it is proposed that existing trees and/or other significant landscape features are to be removed, the layout plan should indicate proposals for compensatory planting, as far as possible. Details of other associated site works, such as involving ground level changes, should be made clear. Private Open Space Private open space (sometimes referred to as private 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 private open 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. The requirement within Policy HOU 11, Criterion d), that sufficient space remains within the curtilage for amenity and other domestic purposes, may be relaxed where adaptations are needed for a person with a disability or whose mobility is

otherwise impaired, and that no practicable alternatives exist. 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, such as, bin storage, clothes drying, sitting out and play space. This space should enjoy a high degree of privacy from the street/road and from any other publicly accessible vantage points. Individual households will have up to three bins 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. 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. The minimum level of private open space (sometimes referred to as amenity space) expected for new residential property is detailed in the Creating Places Design Guide188. In considering the effect of an extension on private open space the Council will take these guidelines and the prevailing standard of private open space in the local environment into account. Extensions to the side of a dwelling will normally be expected to retain a minimum 1.0 metre separation distance from the side boundary, including at any upper floor levels. In addition to helping limit the ‘terracing effect’, this will enable access to and from the rear garden,

187 This includes, in respect of trees: - British Standard 5837:2012 - Trees in relation to design, demolition and construction, or as amended; - British Standard 3998:2010 - Tree Work – Recommendations, or as amended; - National Joint Utilities Group (NJUG) Guidelines for the Planning, Installation and Maintenance of Utility Apparatus in Proximity to Trees (Vol. 4, 2007), or as amended. 188 Creating Places – Achieving Quality in Residential Developments Design Guide (published 2000)

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APPENDICES, ABBREVIATIONS & GLOSSARY

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. In such cases, care should be taken to ensure that any car parking space lost due to the proposed development is capable of being accommodated elsewhere within the curtilage of the site or can be accommodated on street. Proposed works that would result in the loss of necessary 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 garage door is being opened, a new garage which gives access to the public road should retain a minimum 6.0 metres length of driveway within the residential curtilage. Further detailed guidance in relation to incurtilage driveways, hard standings and vehicle turning facilities is set out in the Creating Places Design Guide.

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 accommodation for elderly or dependent relatives, should be designed to demonstrate dependency on the existing residential property. Proposals of this nature should be designed in such a manner as to easily enable the extension to be later used as an integral part of the main residential property. Ancillary uses should provide limited accommodation and shared facilities, for example kitchens and be physically linked internally to the host property. Ancillary uses that could practically and viably operate on their own will not be acceptable. Security and Designing out Crime When undertaking any building work in the home, it is important to consider how this could affect security. Indeed, planning for such works provides an ideal opportunity for householders to review security measures for their entire property and this can help achieve a more secure residential environment. Incorporating sensible security measures during the extension or refurbishment of buildings has been shown to reduce levels of crime and the fear of crime. By bringing the crime prevention experience of the Police more fully into the planning and design process, a balance can be achieved between safety and security. The Police Service have specially trained officers who, free

of charge, can advise on Crime Prevention and how to Design Out Crime. Contact your local Crime Prevention / Designing Out Crime Officer or visit the police website www.psni.police.uk for more information.

APPENDICES, ABBREVIATIONS & GLOSSARY

including the movement of bins and garden equipment. This will also allow for maintenance and avoid any overhanging of a neighbouring property, including rainwater goods. An exception may be made where a route can be maintained through the extension via a garage on the ground floor.

Permitted Development In some cases it is possible to carry out an extension or make an alteration to a dwellinghouse189 without the need to obtain planning permission, provided you meet specific requirements. This is known as Permitted Development and detailed information on this matter is contained in The Planning (General Permitted Development) Order (Northern Ireland) 2015, as amended. Permitted Development rights are complex and sometimes more restrictive in designated areas, such as, Conservation Areas and Areas of Outstanding Natural Beauty; and for certain properties, such as listed buildings190. It may also be the case that in some instances Permitted Development rights have been removed from a property by condition or have already been used and you should clarify this with the Council’s Planning Department before proceeding with any proposal. If you consider the works you propose to carry out are Permitted Development, you are advised to apply formally to the Council for a Certificate of Lawful Use or Development (CLUD) before proceeding with the development i.e. a Proposed Certificate of Lawfulness. Advice on how to make an application for such, including the necessary fee, can be obtained from the Council’s Planning

189 For the purposes of Permitted Development, a dwelling house does not include a building containing one or more flats, or a flat contained within such a building. It also excludes any house or flat in multiple occupation. 190 Any works of alteration or extension to a listed building which would affect its character as a building of special architectural or historic interest or its setting require Listed Building Consent.

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webpages or the Council’s Planning Department, Development Management Section. There are benefits in gaining a Certificate of Lawful Use or Development. It is a determination that has legal status providing certainty to prospective purchasers of land and buildings, particularly those participating in the housing market. Solicitors representing purchasers of extended or altered residential properties will usually require documentary evidence that the extension or alteration is lawful. This evidence may assist with the sale of property. Certificates of Lawful use or Development also provide necessary evidence that any works being undertaken are lawful if, for example, a neighbour were to make an enquiry or complaint about the work. Applying for Planning Permission for Householder Development Advice on how to apply for planning permission for householder development, including the necessary fee, can be obtained from the Council’s Planning webpages or the Council’s Planning Department, Development Management Section. Where the application relates to the carrying out of works to provide access for or improve the safety, health or comfort of a person with a disability, then it may be exempt from any planning fee. See latest details of Planning Fees on the Council’s website. To avoid unnecessary delays in dealing with planning applications it is important to submit scaled drawings in metric measurements

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which are clear and accurate. For applications for full planning permission both existing and proposed elevations and floor plans are required. The elevations and outline plans of adjoining properties should also be shown on drawings, again accurately scaled in metric measurement. Before you apply for planning permission for an extension and/or alteration(s), or other householder works, it is suggested that you talk to your neighbours, so they are aware of your plans. Neighbours are notified as part of the planning application process, and their comments will be considered as part of the decision-making process. You may also wish to appoint an agent to act on your behalf. This can be an architect, planner, surveyor or other professional advisor. All matters concerning your application will be addressed to them. Whether planning permission is required or not you are advised to contact the Council’s Building Control Department at the earliest possible stage as many domestic extensions and alterations also require approval under the Building Regulations. Furthermore, you may wish to contact Northern Ireland Water Customer Services Unit at the design stage regarding water supply requirements, foul water and surface water sewerage requirements, septic tank discharge and, in particular, to ascertain if an existing water main or sewer crosses the site. All appropriate consents should be obtained before you commence any work.

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Appendix 9

The Department of the Environment published ‘A Sense of Loss – The Survival of Rural Traditional Buildings in Northern Ireland’ in March 1998. In relation to defining what constitutes the vernacular, and in particular rural vernacular dwellings it advises that: “Rural vernacular or traditional architecture is the construction of small plain buildings in the countryside (particularly before 1925) where the dominant influence in siting, materials, form and design is the local ‘folk tradition’. Such vernacular buildings will have been typical, i.e., of a common type in any given locality and will lack the individualistic and ‘educated’ design features that characterised international fashions in formal architecture during the same period.” It highlights that rural vernacular houses may be recognised as such by meeting most of the primary characteristics and some of the secondary characteristics listed below.

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Vernacular Buildings

Secondary characteristics include: • Tendency for openings to lack symmetry and regularity, particularly at rear. • Relationship between roof pitch and height of building (‘ladder rule’ for thatched building). Traditional roof form may be hipped rather than gabled in some localities. • Internal transverse walls extend to the roof and are load-bearing. • Longitudinal internal walls never load-bearing for roof structure.

Primary Characteristics of vernacular include: 1) Built without the benefit of any formal plan, drawing or written specification. 2) Linear plan – elongated, rectangular. 3) Depth of houses (front to back) generally limited by roof construction to about 6 metres. 4) Walls of mass load-bearing materials. 5) Cooking (kitchen) hearth and other chimneys always expressed along the ridge line (i.e, the long axis of the linear plan). 6) Door (front) opens through the long wall into the space defined as the kitchen (i.e, room with the cooking hearth and solid floor). 7) Openings (windows and doors) predominantly on front and back long walls, and with a low proportion of ration of void to mass. 8) Houses extended linearly or with extra storey. Where ‘returns’ or extensions to linear plan are added (to give a T or L plan) these are always to the rear of the dwelling. The front of the dwelling therefore never has projections other than a front door wind-break or porch.

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Appendix 10 Homeworking

Many small businesses are started by people working in their own homes, and technological innovations are likely to increase the incidence of homeworking. This guidance provides general advice on the planning issues that arise concerning applications for homeworking and sets out the criteria which the Council will consider when determining such proposals. Homeworking does not necessarily require planning permission. Permission is not normally required where the use of part of a dwellinghouse for business purposes does not change the overall character of the property’s use as a single dwelling, for example, the use by a householder of a room as an office or the provision of a childminding service. Regarding this latter example, the Council considers that persons who wish to use their homes for childminding will not normally require planning permission where the number of children does not exceed six. This is based on the maximum number of children between the ages of 0-12 years (including their own children) that a childminder registered by a local Health & Social Case Trust can care for. Those considering working from home are advised to seek the advice of the Council at an early stage. Homeworking is likely to be ancillary to the residential use if: • work is carried out primarily by persons living in the residential unit; • the business use is clearly secondary to the main use of the property as a dwelling house; • the use is carried out totally within the building; • there will be no loss of amenity for neighbouring residents, for example, from noise, advertising, impact on visual amenity or traffic generation; and • the use is not one which by its nature would attract more than occasional visitors.

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Where the business activity increases and the nonresidential use of the property ceases to be ancillary to its use as a single dwelling, a material change of use for which planning permission is required is likely to have taken place. The likelihood of there having been such a material change of use may be indicated where the following have occurred: • a significant alteration to the appearance of the dwelling; • a significant increase in the volume of visitors or traffic; • a significant increase in noise, fumes or smell; • the installation of special machinery or equipment not normally found in a dwelling; and • the laying out of rooms in such a way that they could not easily revert to residential use at the end of the working day.

APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 11

Part A: Tourist Amenities In The Countryside Sustainability Assessment 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; • 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; • The proposal will contribute to a local community regeneration scheme. Environmental Sustainability • the proposed development will help to protect or improve 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; • utilisation of sustainable drainage systems where appropriate (SUDS); • sustainable design in line with BREEAM standards for the environmental performance of buildings; • 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; • use of a visitor management programme for major proposals or to mitigate against damage to fragile sites;

Locational Sustainability • the proposal is accessible by public transport, walking or cycling;

APPENDICES, ABBREVIATIONS & GLOSSARY

Tourism

• major proposals are conveniently accessible from the regional strategic transport network; • the proposed development is conveniently located with respect to existing tourism development in the local area.

Part B: Landscape Design Considerations for Holiday Parks Matters which need to be addressed in preparing a layout / landscaping plan include the following: 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). 2) Appropriate boundary treatment, taking account of point 1 above and reflecting needs for shelter, screening and privacy. Buffer zones of at least 3 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 of 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 caravan’s effect). 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. 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. 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.

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7) Appropriate planning and selection of planting taking account of function, suitability for prevailing soil and climatic conditions (e.g. coastal environments), durability, seasonal changes and ease of maintenance. Planting will be required for a variety of functions including: • linking the holiday park into its wider landscape setting, • 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, • adding definition and interest to accesses, particularly footpaths and cycle tracks. 8) Retention and enhancement of existing natural features such as ponds, trees and hedgerows. This may also apply in some instances to archaeology and features of the built heritage. 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, • reduce the need for people to seek open space outside the park, • enhance security by providing opportunity for onsite activity. Reliance on the use of residual areas of unused land for open space provision will not be acceptable.

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Appendix 12

Part A: Sustainable Drainage Development and Drainage Development inevitably results in hard, impermeable surfaces such as roofs, roads, footpaths and parking areas which traditionally drain surface water to pipes and sewers and thence to rivers. With development, the area of green space decreases and the volume and velocity of drainage water from the development site increases. Our existing engineered drainage network serving Northern Ireland is under considerable capacity pressures. Sustainable drainage offers a solution to support future development while avoiding increased pressure on the existing infrastructure. The use of sustainable drainage systems (SuDS), particularly for new developments, will provide drainage solutions while not adding more pressure to the existing drainage network. Taking into consideration the latest research findings on climate change, which predicts more frequent and higher intensity rainfall events, it is imperative that the increased flood risk, particularly in urban and builtup areas, is properly managed. Sustainable drainage is a key element in future climate change adaptation planning. Traditionally, drainage has involved the installation of underground pipes to convey water away as quickly as possible. Although this approach may prevent local flooding it can simply transfer flood risk to other parts of the catchment. Piped drainage systems can become overwhelmed during prolonged periods of high intensity rainfall, particularly where drainage bottlenecks occur in urban centres. Additional water quality problems will occur where surface water and sewage are transported in the same pipes and flooding occurs. An alternative approach widely used in other parts of the United Kingdom and European Union to address these problems involves the embedding of sustainable drainage measures into new development through the planning system. Sustainable Drainage Systems 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 drainage

effectively delivers on the three ‘pillars’ that define the concept, that is, water quantity, water quality and amenity / biodiversity, as depicted below:

APPENDICES, ABBREVIATIONS & GLOSSARY

Flood Risk

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. Water Quality Minimise adverse impacts on water quality: • Reduce pollution and protect the quality of receiving waters. • Prevent direct discharge of spillage - SuDS used at the construction stage of a development is considered ‘best practice.’ • Reduce the volume of surface waste runoff to sewers and so reduce storm overflows. Amenity and Biodiversity • Contribute to the amenity and aesthetic value of the development and the wider environs. • Provide habitat for wildlife and enhance biodiversity. Sustainable Stormwater Management Techniques There is a wide range of sustainable drainage techniques available to developers191, 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, the driveways use permeable paving, all connecting to conveyance swales, which in turn are linked to a pond or wetland area. This combination of drainage techniques is known as a ‘treatment train.’ Benefits of Sustainable Drainage Sustainable drainage offers a wide range of environmental, economic and social benefits, including the following:

191 British Standards Institution Publication BS 8582:2013 Code of practice for surface water management for development sites Published November 2013.

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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: SuDS reduce peak flows through the use of appropriate sustainable drainage techniques and will reduce the impact of localised surface water flooding; 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; Effective sustainable drainage systems can reduce the demand for and cost of flood emergency response and preparedness procedures; 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 European Water Framework Directive requires urban 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: • 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 sewerage 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; • Conservation of biodiversity and ecology will be supported through the incorporation of SuDS features such as ponds and wetlands; • 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 the developer will mean that less investment will be required in the provision and maintenance of traditional piped infrastructure; • The removal of storm water from combined sewerage systems will reduce the running costs of sewage treatment works and costs associated with pollution of watercourses; • Developer savings can accrue through the combination and integration of sustainable drainage with open space provision, particularly on residential sites where open space provision may be required; • Developer costs associated with designing and installing a sustainable drainage system are invariably less than with a traditional piped system; • 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; • Buildings overlooking water features generally command higher than average premiums; • Although difficult to quantify, the benefits to societal health and well being (see below) associated with sustainable drainage, particularly within urban areas, are likely to reduce public expenditure in such sectors as health and social services.

APPENDICES, ABBREVIATIONS & GLOSSARY

Sustainable drainage also offers scope for the realisation of significant social, recreational and health / quality of life benefits. Examples include the following: • The potential of some elements, such as swales, basins, ponds and wetlands within the urban fabric helps to deliver the quality of life benefits associated with blue-green 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; • 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.

Part B: Assessing Flood and Drainage Impact Introduction A Flood Risk Assessment (FRA) must consider flood risk from all sources where proposed development is located within or near a fluvial (river) flood plain, or reservoir inundation area. It should then identify measures that can be adopted to control and mitigate flooding affecting the development or caused elsewhere as a result of the development. The main sources of flooding (under the implementation of the EU Floods Directive in Northern Ireland) are: • Fluvial – flooding from watercourses, either natural or man-made and either open or culverted. Such flooding is normally caused when channel or culvert capacity is from the sea when water levels exceed the normal tidal range and flood onto low lying areas along the coastline.

Feasibility and Design Considerations

• Coastal – flooding from the sea when water levels exceed the normal tidal range and flood onto low lying areas along the coastline (there are no coastlines within the Borough).

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:

• Pluvial – flooding which results from excessive rainfall, generating overland flow that overwhelms existing drainage systems and / or collects in low lying areas.

• 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; • 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; • 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.

APPENDICES, ABBREVIATIONS & GLOSSARY

Social / Amenity Benefits

• Reservoirs – flooding which occurs to the surrounding area as a result of reservoir failure, overtopping or the controlled release of water via spillways during periods of high flows. Infrastructure failure should also be considered as a potential source of flooding, which may occur as a result of a blockage or collapse within a watermain, culvert or sewer system.

When is a Flood Risk Assessment required? When a more accurate definition of the Flood Plain and Extents is needed 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 to determine a more accurate extent of flooding is therefore necessary for development proposals located in proximity to the margins of the predicted flood plain, irrespective of whether the site lies just

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outside or just inside (wholly or partially) the extent as depicted on the Strategic Flood Map. In these circumstances it is sufficient for the FRA to identify the sources of flooding and the resulting flood extents. For some sites the applicant may be able to demonstrate through a combination of local knowledge, photographs of historic flood events or a level survey that the site or part of the site lies outside the flood plain and would be suitable for development from a flood risk aspect. For other sites, a more detailed river model may be required. Preliminary discussion with DfI Rivers is advisable to ascertain the type of information required. Should the outcome of this exercise confirm that the development site or part thereof lies within the flood plain, then the applicant should consider a more suitable alternative location. When the proposed development is within the (fluvial/ coastal floodplain/reservoir flood inundation area) and is otherwise acceptable under the policy In circumstances where the proposed development is acceptable in principle under the policy, for example where it constitutes an exception to policy FRD1 an FRA must still be submitted to the Council 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. An 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.

What information should be in a Flood Risk Assessment? When a more accurate definition of the Flood Plain and Extents is needed For this purpose, the FRA will typically be required to contain the following information: • A location plan to a suitable scale, which clearly illustrates geographical features and identifies the catchment, watercourses in the vicinity and the built development; • 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

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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 Q100 / Q200 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. When the proposed development is within the fluvial flood plain The FRA in these circumstances will typically be required to contain the following information relating to the Assessment of the Flood Risk: • A location plan; • 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; • Data on historical flooding events accompanied by supporting information; • A plan of the site showing the extent of the predicted Q100 / Q200 flood plain and / or in the case of a reservoir, the extent of the predicted flood 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;

APPENDICES, ABBREVIATIONS & GLOSSARY

• 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 run-off 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 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; • 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;

• Capacity and procedures for the rapid movement of furniture and goods to locations outwith of the flood risk area;

APPENDICES, ABBREVIATIONS & GLOSSARY

• A plan and description of features which may influence local hydraulics. For example, bridges, pipes or ducts crossing watercourses, culverts, embankments and walls;

• Safe shutdown of electrical supply for domestic and industrial use; • Pollution control procedures.

When is a Drainage Assessment required? The Drainage Assessment, as well as addressing surface water flooding, may also need to identify control measures for storm water discharge from the site. The use of sustainable drainage systems to manage and limit site discharges to pre-development run-off rates is encouraged.

What information should be 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; • A site plan; • 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); • Indication as to whether the local area has past flooding problems, which may limit site discharge to the local drainage and watercourses to predevelopment 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 flood events accompanied by supporting information; • 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.

• Emergency evacuation plans and procedures including safe access and egress for emergency rescue services;

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Flood Control Measures • Internal drainage design, including rehabilitation of existing sewers and suitable discharge points to the local drainage and watercourse system that will encourage the safe disposal of storm water run-off away from the site and other neighbouring areas. • On site SuDS solutions such as flood infiltration and storage that will alleviate the flooding and encourage the slow release of storm water to the local drainage and watercourse system. Where the upgrading / use of local drainage networks for additional extreme flows is not possible, designing for exceedance by including sacrificial flood storage areas, such as amenity areas, car parks, roads and pathways into the drainage design. • Suitable maintenance and management procedures. Flood Mitigation Measures • Site design and layout to include infilling, ground re-profiling, raising of finished floor levels (FFL) and landscaping. • Flood resistance and resilience construction, where raising the building is not possible. • Ground water control and waterproofing for basement areas. Safety Procedures • Safe emergency access and egress routes to safe areas

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APPENDICES, ABBREVIATIONS & GLOSSARY

Appendix 13

10 APPENDICES, ABBREVIATIONS & GLOSSARY

Maps

MAP CONTENTS Map 1

Proposal Map (See Insert)

Map 2

Neighbouring Council Areas

Map 3

Distribution of Settlements across the Borough

Map 4

Strategic Transportation Network

Map 5

Protected Routes

Map 6

Proposed Armagh City Centre Boundary

Map 7

Banbridge Town Centre Boundary

Map 8

Proposed Craigavon Town Centre Boundary

Map 9

Proposed Lurgan Town Centre Boundary

Map 10

Proposed Portadown Town Centre Boundary

Map 11

Dromore Town Centre Boundary

Map 12

Gilford Town Centre Boundary

Map 13

Rathfriland Town Centre Boundary

Map 14

Proposed Keady Town Centre Boundary

Map 15

Proposed Markethill Town Centre Boundary

Map 16

Proposed Tandragee Town Centre Boundary

Map 17

Proposed Legahory District Centre Boundary

Map 18

Built Heritage

Map 19

Knock Iveagh Candidate ASAI

Map 20

Lisnagade Candidate ASAI

Map 21

Natural Heritage

Map 22

Mourne Area of Outstanding Natural Beauty

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20 km

Monaghan County Council (Republic of Ireland)

4. Antrim and Newtownabbey Borough Council

3. Lisburn and Castlereagh City Council

2. Newry, Mourne and Down District Council

Armagh City, Banbridge & Craigavon Borough Council Boundary

Lough Neagh

N.I Context Map

1. Mid Ulster District Council

Neighbouring Councils

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 2: Neighbouring Council Areas

CHARLEMONT

DERRYLEE

MILLTOWN(CO. ARMAGH)

3.5

7 km

DERRYNOOSE

DRUMHILLERY

MADDEN

KILLYLEA

ARTASOOLY

CARRICKANESS

EDENAVEYS

BALLYMACNAB

DARKLEY

GRANEMORE GLENANNE

CLADYMORE

MOUNTNORRIS

LOUGHGILLY

SCARVA

TULLYLISH

Newry, Mourne and Down District Council

LENADERG

GLASKER

BALLELA

MONEYSLANE

CLOSKELT

KILKINAMURRY

RATHFRILAND

ARDTANAGH

KINALLEN

BALLYRONEY

KATESBRIDGE

CORBET

ANNACLONE

LOUGHBRICKLAND

BANBRIDGE

GLEN

POYNTZPASS

ACTON

TANDRAGEE

AUGLISH

CLARE

GLENANNE (LISDRUMCHOR)

MARKETHILL

MULLAGHBRACK

HAMILTONSBAWN

AGHORY

GILFORD

WARINGSFORD

ASHFIELD / GOWDYSTOWN

BLACKSKULL

DROMORE

Lisburn and Castlereagh City Council

GAMBLESTOWN DONAGHCLONEY

LAWRENCETOWN

BALLYNABRAGGET

GIBSON'S HILL MILLTOWN (CO. BLEARY DOWN)

LAURELVALE / MULLAVILLY

DERRYHALE

STONEBRIDGE

MILLTOWN (AGHORY)

RICHHILL

LISNADILL

TASSAGH

MILFORD

ARMAGH

KILMORE

BROOMHILL

ANNAHUGH

DRUMNACANVY

WARINGSTOWN

BALLYMACMAINE

MAGHERALIN

AGHAGALLON

DERRYMORE

DOLLINGSTOWN

DERRYMACASH

CRAIGAVON URBAN AREA

AGHACOMMON

DERRYADD

SCOTCH STREET

TARTARAGHAN ANNAGHMORE

LOUGHGALL

DERRYSCOLLOP

TULLYGOONIGAN SALTERS GRANGE

KEADY

EGLISH

THE BIRCHES

TULLYROAN CORNER ARDRESS

BLACKWATERTOWN

COLLEGELAND

ANNAGHMORE (MOSS ROAD)

CLONMORE

Monaghan County Council (Republic of Ireland)

TYNAN

MIDDLETOWN

ST.MARY'S TERRACE

Mid-Ulster District Council

MILLTOWN (BENBURB)

Note: Craigavon Urban Area comprises Central Craigavon, Lurgan and Portadown areas

Other Protected Routes

Motorways

TAMNAMORE

CHARLESTOWN

DERRYTRASNA

MAGHERY

Small Settlements Main Roads Railway Track Protected Routes

Villages

Lough Neagh

Small Towns

Main Settlements (Hubs)

APPENDICES, ABBREVIATIONS & GLOSSARY

Armagh City, Banbridge & Craigavon Borough Council Area

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 3: Distribution of Settlements across the Borough

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4.5

9 km

KEADY

To Dublin

GILFORD

CRAIGAVON URBAN AREA

TANDRAGEE

M12

Lough Neagh

Newry, Mourne and Down District Council

MARKETHILL

ARMAGH CITY

Monaghan County Council (Republic of Ireland)

To Monaghgan

To Enniskillen / Sligo

Other Protected Routes

Dual Carriageways

Main Roads Protected Routes Motorways

Railway Track

Railway Station / Halt

Mid-Ulster District Council

RATHFRILAND

BANBRIDGE

DROMORE

N.I Context Map

Lisburn and Castlereagh City Council

fast

l To Be

Belfast City Council

Antrim & Newtownabbey Borough Council

Belfast International Airport

Armagh City, Banbridge & Craigavon Borough Council Area Main Settlements

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 4: Strategic Transportation Network

3.5

7 km

KEADY

MARKETHILL

ARMAGH CITY TANDRAGEE

GILFORD

DROMORE

Lisburn and Castlereagh City Council

RATHFRILAND

BANBRIDGE

Newry, Mourne and Down District Council

UR N VO A A E G AR AI

Monaghan County Council (Republic of Ireland)

Mid-Ulster District Council

Other Protected Routes

Dual Carriageways

Motorways

Protected Routes

Main Roads

Settlements

Lough Neagh

APPENDICES, ABBREVIATIONS & GLOSSARY

Armagh City, Banbridge & Craigavon Borough Council Area

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 5: Protected Routes

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APPENDICES, ABBREVIATIONS & GLOSSARY

Map 6: Proposed Armagh City Centre Boundary Key Proposed City Centre Boundary Proposed Primary Retail Core

150

Meters

Proposed City Centre Boundary Proposed Primary Retail Core

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Map 6- Proposed Armagh City Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 7: Banbridge Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Town Centre Boundary Primary Retail Core This Town Centre Boundary remains unchanged from BNMAP 2010.

100 Meters

Banbridge Town Centre Boundary Primary Retail Core

Map 7- Banbridge Town Centre Boundary

This Town Centre Boundary remains unchanged from BNMAP 2010. armaghbanbridgecraigavon.gov.uk

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APPENDICES, ABBREVIATIONS & GLOSSARY

Map 8: Proposed Craigavon Town Centre Boundary Key Proposed Town Centre Boundary Primary Retail Core

100

Meters

Proposed Town Centre Boundary Primary Retail Core

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Map 8- Proposed Craigavon Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 9: Proposed Lurgan Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Proposed Town Centre Boundary Proposed Primary Retail Core

130

Meters

Proposed Town Centre Boundary Proposed Primary Retail Core

Map 9 - Proposed Lurgan Town Centre Boundary armaghbanbridgecraigavon.gov.uk

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APPENDICES, ABBREVIATIONS & GLOSSARY

Map 10: Proposed Portadown Town Centre Boundary Key Proposed Town Centre Boundary Proposed Primary Retail Core

100

Meters

Proposed Town Centre Boundary Proposed Primary Retail Core

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Map 10- Proposed Portadown Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 11: Dromore Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Town Centre Boundary This Town Centre Boundary remains unchanged from BNMAP 2010.

50 Meters

Dromore Town Centre Boundary

Map 11- Dromore Town Centre Boundary

This Town Centre Boundary remains unchanged from BNMAP 2010.

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Map 12: Gilford Town Centre Boundary Key Gilford Town Centre Boundary This Town Centre Boundary remains unchanged from BNMAP 2010.

50 Meters

Gilford Town Centre Boundary

Map 12 - Gilford Town Centre Boundary

This Town Centre Boundary remains unchanged from BNMAP 2010.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Map 13: Rathfriland Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Rathfriland Town Centre Boundary This Town Centre Boundary remains unchanged from BNMAP 2010.

50 Meters

Rathfriland Town Centre Boundary

Map 13 - Rathfriland Town Centre Boundary This Town Centre Boundary remains unchanged from BNMAP 2010.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Map 14: Proposed Keady Town Centre Boundary Key Proposed Town Centre Boundary

Meters

Proposed Town Centre Boundary

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Local Development Plan 2035

Map 14 - Proposed Keady Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 15: Proposed Markethill Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Proposed Town Centre Boundary

Meters

Proposed Town Centre Boundary

Map 15 - Proposed Markethill Town Centre Boundary armaghbanbridgecraigavon.gov.uk

451

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 16: Proposed Tandragee Town Centre Boundary Key Proposed Town Centre Boundary

Meters

Proposed Town Centre Boundary

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Map 16 - Proposed Tandragee Town Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 17: Proposed Legahory District Centre Boundary

APPENDICES, ABBREVIATIONS & GLOSSARY

Key Proposed District Centre Boundary

Meters

Proposed District Centre Boundary

Map 17- Proposed Legahory District Centre Boundary armaghbanbridgecraigavon.gov.uk

453

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Local Development Plan 2035

3.5

7 km

Armagh City, Banbridge & Craigavon Borough Council Area Area of Special Archaeological Interest (Navan ASAI) Candidate Areas of Special Archaeological Interest

Rathfriland

Banbridge

Candidate ASAI Knock Iveagh

Candidate ASAI Lisnagade

Gilford

Dromore

Dromore CA

Lisburn and Castlereagh City Council

State Care Monuments

Map 18 - Built Heritage

Scheduled Monuments

Settlements

Newry, Mourne and Down District Council

Tandragee

Historic Parks, Gardens and Demesnes

Markethill

Armagh City

Richhill CA

Conservation Areas (CA)

Keady

Navan ASAI

Armagh CA

Loughgall CA

b Ur n vo ea a ig Ar ra

Lurgan CA

Monaghan County Council (Republic of Ireland)

Mid-Ulster District Council

Lough Neagh

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 18: Built Heritage

250

am ag na R d

Ba llyn

Banbridge Road

Map 19 - Candidate Area of Special Archaeological Interest (ASAI): Knock Iveagh

Rathfriland

Katesbridge

500 Meters

Candidate ASAI Main Roads

Loughbrickland

Banbridge

rner Rd

s Co ay M

Gilford

Rd id ge

Ka te

Rd Gre en hil l

APPENDICES, ABBREVIATIONS & GLOSSARY

Dromore

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 19: Candidate Area of Special Archaeological Interest (ASAI): Knock Iveagh

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Local Development Plan 2035

Rathfriland

u nlo

Gle

Katesbridge

BANBRIDGE

ill M Rd

d aR arv

Lega nan Rd ny

Map 20 - Candidate Area of Special Archaeological Interest (ASAI): Lisnagade

tion

Sta

Scarva

Loughbrickland

Banbridge

d Ol

Candidate ASAI Main Roads

Tandragee

Gilford

Aughlis h

456

Gilfo rd Rd

gh an

Dromore

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 20: Candidate Area of Special Archaeological Interest (ASAI): Lisnegade

8 km

Special Area of Conservation (SAC)

Ramsar Wetlands

Armagh City, Banbridge & Craigavon Borough Council Area

Monaghan County Council (Republic of Ireland)

Mid-Ulster District Council

Special Protection Area (SPA) Areas of Special Scientific Interest (ASSI) National Nature Reserve (NNR)

Keady

Banbridge

Newry, Mourne and Down District Council

Gilford

Brackagh Bog NR

on av ea r aig Cr an A b Ur

Rathfriland

Mourne AONB

Dromore

Lisburn and Castlereagh City Council

Map 21 - Natural Heritage

Tandragee

Area of Outstanding Natural Beauty (AONB) Settlements

Nature Reserve (NR)

Markethill

Armagh City

Mullanakill & Annagarrif NR

Oxford Island NNR

Montiaghs Moss SAC

Portmore Lough

APPENDICES, ABBREVIATIONS & GLOSSARY

Lough Neagh Islands NR

Lough Neagh

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 21: Natural Heritage

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Local Development Plan 2035

Mid Ulster District Council

500

1,000 m

Mourne AONB within ACBCB Council

Mourne AONB

Lisburn & Castlereagh City Council

Newry, Mourne and Down District Council

Map 22 - Mourne Area of Outstanding Natural Beauty (AONB)

FULL EXTENT OF MOURNE AONB ACROSS ACBCBC & NMD

Antrim & Newtownabbey District Council

Armagh City, Banbridge & Craigavon Borough Council

Armagh City, Banbridge & Craigavon Borough Council Boundary

Kilometers

Newry, Mourne and Down District Council

Armagh City, Banbridge & Craigavon Borough Council

Lough Neagh

Monaghan County Council (Republic of Ireland)

APPENDICES, ABBREVIATIONS & GLOSSARY

Map 22: Mourne Area of Outstanding Natural Beauty

APPENDICES, ABBREVIATIONS & GLOSSARY

Abbreviations

10 APPENDICES, ABBREVIATIONS & GLOSSARY

ABBREVIATION

EXPLANATION

ACMD

Area of Constraint on Minerals Development

COMAH

Control of Major Accident Hazards

DAERA

Department of Agriculture, Environment and Rural Affairs

Department of Education

DfC

Department for Communities

DfE

Department for the Economy

DfI

Department for Infrastructure

DoF

Department of Finance

DoH

Department of Health

DoJ

Department of Justice

EIA

Environmental Impact Assessment

EqIA

Equality Impact Assessment

HGI

Housing Growth Indicator

HMA

Housing Market Analysis

LPP

Local Policies Plan

MUGA

Multi-Use Games Area

PAC

Planning Appeals Commission

PPS

Planning Policy Statement

PSD

Passive Solar Design

PSRNI

Planning Strategy for Rural Northern Ireland

Photovoltaic

TEO

The Executive Office

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APPENDICES, ABBREVIATIONS & GLOSSARY

Glossary A

Active peatland Land on which peat is currently forming and accumulating. Includes both blanket and raised bog. Active Travel Walking, cycling, scooting, using a mobility aid, mobility scooter or wheelchair rather than motorised transport (such as cars, motorbikes, etc) for the purpose of making everyday journeys. Adit A horizontal or inclined passage (portal) to an underground mine for the purposes of access, drainage, ventilation and transporting minerals. Affordable Housing Defined in the SPPS (updated by DfC in April 2021) as: a) Social rented housing; or b) Intermediate housing for sale; or c) Intermediate housing for rent that is provided outside of the general market, for those whose needs are not met by the market. Aggregates Sand, gravel, crushed rock (stone) and other bulk materials used by the construction industry. Most aggregate materials are obtained directly from quarries or dredging (in Lough Neagh) i.e. primary aggregates. Recycled and secondary aggregates are alternative forms of aggregate materials, derived from the recycling of construction and demolition waste and from byproducts of industrial processes respectively.

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Anaerobic Digestion A collection of processes by which microorganisms break down biodegradable material in the absence of oxygen to produce biogas and bio-fertilizer. Annual Exceedance Probability The annual probability of a flood exceeding the peak floodwater level. Areas of Archaeological Potential (AAP) Comprise those areas within historic settlements which may require mitigating measures (which may include excavation) in the context of redevelopment. 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 Areas designated on the basis of their national importance to nature conservation and scientific interest. Area of Townscape/ Village Character (ATC) (AVC) An Area of Townscape Character/ Area of Village Character is a designated area within a town/ village which exhibits distinctive character or intrinsic qualities, often based on its historic built form or layout.

Backland Development The construction of new buildings immediately behind existing properties. Biodiversity Encompasses the whole variety of life on Earth. It includes all species of plants, fungi and animals, their genetic variation and the complex ecosystems of which they are part. 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. Brownfield Sites may also be referred to as ‘Previously Developed Land’. For the purposes of this Plan, brownfield sites do not include the gardens of dwellings or apartments.

Density A measurement of how intensively land is occupied by built development. In the case of residential development, a measurement of the number of dwellings per hectare.

Equality Impact Assessment (EqIA) An assessment undertaken to ensure that public bodies comply with their obligations under Section 75 of the Northern Ireland Act 1998 to those groups identified by it.

APPENDICES, ABBREVIATIONS & GLOSSARY

Greenways Greenways are an active network of traffic free routes which are aimed at connecting people to facilities and services, as well as offering a sustainable transport alternative.

Heritage Asset A building, monument, site, place, area or landscape identified as having cultural significance. 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 Parks, Gardens and Demesnes 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.

APPENDICES, ABBREVIATIONS & GLOSSARY

HMO Act (NI) 2016 as a building or part of a building (for example, a flat) that is: • living accommodation, • occupied by three or more persons as their only or main residence, • those living in it form more than two households, and • rents are payable or additional considerations by at least one of the people living in the accommodation. Housing Association A society, body of trustees or company that provides homes, support and community services for people in housing need. Registered Housing Associations, which are regulated by the Department for Communities (DfC), are the main developers of new social housing for rent in Northern Ireland. Housing Needs Assessment (HNA) An assessment by the Northern Ireland Housing Executive (NIHE) of local housing needs, primarily in relation to general needs social housing, affordable housing, supported housing and travellers accommodation.

Holiday Park For the purposes of the Plan, 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.

House in Multiple Occupation (HMO) A House in Multiple Occupation (HMO) is defined in Section 1 of the

Intermediate Housing for Sale Shared ownership housing provided through a registered

Intermediate Housing for Rent Private rented accommodation provided by an Intermediate Rent Operator at a subsidised rate funded by government.

housing association (currently Co-Ownership). It helps eligible households who can afford a small mortgage, but cannot afford to buy a property outright, to become homeowners. The property is split between part ownership by the householder and part renting from the housing association.

Landfill Site: The controlled deposit of waste to land generally involving the infilling of voids following mineral extraction. Land Instability The unpredictable movement of land that can lead to hazards such as landslides, subsidence or ground heave. The effects of such hazards could cause harm or damage to people, property, infrastructure and/or the environment. Land Raising Involves the deposit of waste above ground e.g. in naturally occurring depressions or as part of reclamation schemes. Landscape Character Assessment (LCA) A tool in identifying the landscape features that give a locality its ‘sense of place’. As part of the Countryside Assessment Council have undertaken a LCA for the Borough.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Landscape Wedge A distinct open area of land that has an open aspect / consists of an undeveloped natural area. It provides an important landscape and visual amenity function by preserving open and natural undeveloped areas, maintains physical and visual separation between urban areas or different land uses, safeguards important long and short range views and protects prominent landforms, open skylines and landscape character. Local Landscape Policy Areas (LLPAs): An area within or adjoining a settlement that is worthy of protection from undesirable or damaging development due the presence of features which are considered to be of greatest amenity value, landscape quality or local significance. LLPA’s are designated through LDPs.

Mine shaft A vertical or near vertical passage (portal) to an underground mine for the purposes of access, drainage, ventilation and transporting minerals.

Native Species (Planting) Sometimes referred to as indigenous species i.e. species that have arrived and inhabited an area naturally, without human intervention, or would occur had it not been removed through past management.

Low carbon energy Sources of energy that have minimal output of greenhouse gas emissions, specifically carbon dioxide.

Natural Heritage In Northern Ireland, natural heritage is defined as “the diversity of our habitats, species, landscapes and earth science features”.

Master Plan A visionary plan that describes and illustrates an overall design concept for the future comprehensive development of an area, normally where a number of developers/landowners are involved. It is based upon an understanding of place and provides a structured approach to creating a clear and consistent framework for development.

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Minerals Naturally occurring solid and inorganic substances in or under the land ordinarily worked for removal by underground or surface working, except for turf cut for personal use.

Local Development Plan 2035

Primary Retail Core (PRC) A primary retail core defines the main focus of retail activity within a city or town centre and should be the area which encompasses new retail investment during the Plan period. 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 Route A road which is protected from unnecessary development or accesses that would slow the flow of traffic or result in highway safety issues. Proximity Principle The need to treat and/or dispose of wastes in reasonable proximity to their point of generation. The principle works to minimise the environmental impact and cost of waste transport and therefore will further sustainable development.

Ramsar Site A wetland of international importance, designated under the 1971 Ramsar Convention. Regional Development Strategy 2035 (RDS) 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. Renewable Energy Any naturally occurring source of energy such as solar, wind, tidal wave, biomass and hydroelectric power that is not derived from fossil or nuclear fuel. Rural Needs Impact Assessment An assessment required by the Rural Needs (Northern Ireland) Act 2016, to ensure that public bodies have due regard to rural needs when developing, adopting, implementing or revising policies, strategies and plans, and when designing and delivering public services.

APPENDICES, ABBREVIATIONS & GLOSSARY

Self Catering Establishment 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. Settlement Limit A boundary that marks the outer development limit of a designated settlement. It is a policy tool used to manage the growth of the settlement during the plan period in a sustainable manner, and to maintain the setting of the settlement within the countryside. The precise limit for each settlement will be determined at Local Policies Plan stage. Social Rented Housing One of three categories of Affordable Housing, as defined in the SPPS (updated by DfC in April 2021), the others being Intermediate Housing for Sale and Intermediate Housing for Rent). Social rented housing is housing provided at an affordable rent by the Northern Ireland Housing Executive (NIHE) or a registered housing association (i.e. one which is regulated and registered by the Department for Communities (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 the NIHE, which prioritises

households who are living in unsuitable or insecure accommodation. Special Areas of Conservation (SACs) Areas afforded protection under The Conservation (Natural Habitats, etc.) Regulations 1995 (Northern Ireland) (as amended). To protect habitats and species of national and international importance. Special Protection Areas (SPAs) Areas designated under The Conservation (Natural Habitats, etc.) Regulations (Northern Ireland) 1995 (as amended). Post transition the UK is still required to identify and designate internationally important areas for breeding, overwintering and migrating birds as Special Protection Areas (SPAs) Strategic Planning Policy Statement (SPPS) The SPPS is a statement of the Department for Infrastructure’s policy on important planning matters that should be addressed across Northern Ireland. 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’s likely to have significant impacts on the environment.

APPENDICES, ABBREVIATIONS & GLOSSARY

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. 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”.

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APPENDICES, ABBREVIATIONS & GLOSSARY

Traveller 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 shortterm location of caravans. Communal facilities are also provided. Travel Plan A package of actions designed to encourage safe, healthy and sustainable travel options.

Viability A measure of a centres capacity to attract ongoing investment for maintenance, growth or changing needs. Vitality A measure of how busy a centre is.

Waste Management Plan (WMP) Details the arrangements for dealing with the recovery, treatment and disposal of controlled waste arising within the Borough. Principal mechanism for implementation of the Waste Management Strategy (WMS).

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Waste Water Treatment Works (WWTW) An area or facility where waste is assembled and processed. It removes waste from sewage that could harm the environment, so that the water can be returned to a river or the sea. Watercourse A River, stream, canal, ditch, culvert and surface water drainage systems. (Water mains and sewers are not included in this definition). Wheeling Refers to the use of mobility aids for active travel, as an equivalent alternative to foot/ pedestrian-based mobility. It includes wheelchairs (manual and powered), mobility scooters and rollators, as well as activities such as scooting (non-electric), skateboarding and rollerblading/ roller skating. It does not include the use of electric scooters or electric bikes. The term tends to be used alongside ‘walking’ i.e. ‘walking and wheeling’, as both words represent the action of moving at a pedestrian’s pace, whether or not someone is standing or sitting, walking or wheeling unaided or using any kind of mobility aid. Windfall Site A site which becomes available for development (most typically housing) during the plan period which was not specifically identified for development in the LDP.

contact INTERESTED IN Please ABC Planning Department - Local Development Plan Team DEVELOPMENT at Armagh City, Banbridge & Craigavon Borough Council

5831 // SEPT 2026

in the Armagh City, Banbridge and Craigavon Borough

p 0300 0300 900 e ldp@armaghbanbridgecraigavon.gov.uk w armaghbanbridgecraigavon.gov.uk f t Find us on Facebook and Twitter