GORT NA MÓNA HEIGHTS
GORT NA MÓNA WEST BELFAST LANDS NORTH OF 14 MILL RACE AND 15 BELFIELD HEIGHTS AND SOUTH OF 2-15 ST GERARD’S MANOR, BALLYMURPHY, BELFAST
PROPOSED RESIDENTIAL DEVELOPMENT CONSULTATION MAGAZINE AUGUST 2021
GORT NA MÓNA HEIGHTS
WELCOME Welcome to this online community consultation. This consultation has been prepared to inform and seek feedback from the local community concerning a residential development being proposed at lands north of 14 Mill Race and 15 Belfield Heights and south of 2-15 St Gerard’s Manor, Ballymurphy, Belfast, Co. Antrim. We warmly invite you to take time to absorb the work the applicant and their professional design and technical team have prepared to date to support the preparation of a forthcoming planning application. A statutory part of the pre-application process is to engage meaningfully with the local community to share our vision for the identified site and to invite your feedback. Given the unprecedented impact of COVID-19 on the potential to carry out this type of consultation as an in-person event, it is now being carried out as an online event. The feedback received will then be reflected upon and responded to in refining the detailed design as part of a formal planning application to Belfast City Council.
GORT NA MÓNA HEIGHTS, BELFAST |
3
GORT NA MÓNA HEIGHTS
INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary preapplication community consultation regulations were introduced in May 2020 which removed the legislative requirement for a public event. Alternative consultation methods, such as online magazines, were encouraged. Therefore, Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on these development proposals. Your feedback on the proposals is very much welcomed and all matters raised will be taken into consideration and reflected upon in finalising the proposals that will be contained in the formal application submission. We will prepare a report, known as the PreApplication Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this. This PACC report will be submitted to Belfast City Council as part of the planning application package on behalf of Eglinton Developments Ltd.
GORT NA MÓNA HEIGHTS, BELFAST |
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GORT NA MÓNA HEIGHTS
EXISTING SITE AND SURROUNDING CONTEXT THE SITE The proposed site is located at lands north of the existing residential areas of Belfield Heights and Mill Race and south of St Gerard’s Manor and Dermott Hill, Ballymurphy. The site extends to an area of approximately 5.16ha (12.7 acres), is irregular in shape and is located entirely within the administrative boundary of Belfast City Council, within the Turf Lodge Ward. The site, formerly occupied by Gort Na Móna Secondary School, currently comprises a mixture of open bare ground, grassland, scrub, mature hedgerows and trees. The northern section of the site comprises previously developed land on the site of the now demolished St Gerard’s Educational Resource Centre and a former sports pitch. The topography of the site rises from east to west and the site is bound predominantly by mature hedgerows and trees. An undesignated watercourse runs along the western boundary of the site. The site is accessed via a gated entrance on Upper Springfield Road however, a secondary access point exists at St Gerard’s Manor/Dermot Hill Grove (historically used to access the school/resource centre).
The site looking east
Looking south towards Mill Race
Looking north towards Dermott Hill
Looking south towards Mill Race GORT NA MÓNA HEIGHTS, BELFAST |
7
GORT NA MÓNA HEIGHTS
The site looking north
Site of former school - resource centre looking west towards the Belfast Escarpment
The site looking north
Mature eastern boundary
Relationship between access road and Belfield Heights
Visibility splay – left hand side
Visibility splay – right hand side GORT NA MÓNA HEIGHTS, BELFAST |
9
GORT NA MÓNA HEIGHTS
Map showing existing site features
GORT NA MÓNA HEIGHTS, BELFAST |
11
GORT NA MÓNA HEIGHTS
EXISTING SITE AND SURROUNDING CONTEXT THE SURROUNDINGS The surrounding area to the north and south is predominantly residential in nature with mostly semi-detached, bungalows and terraced dwellings. The Belfast Hills rise to the west of the site and an area of existing industry (Whiterock Industrial Estate) bounds the site to the east. Gort Na Móna GAC is located approximately 220 metres south of the site. A recently approved major mixed use development (Glenmona) is located circa 335 metres south west of the site. The site access off Upper Springfield Road connects to the Monagh Bypass which, via Kennedy Way connects to the M1 Motorway at Stockman’s Lane Roundabout.
Gort Na Mona GAC
Dermott Hill
Avoca Court
Whiterock Business Park
Whiterock Business Park
Belfield Heights
GORT NA MÓNA HEIGHTS, BELFAST |
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GORT NA MÓNA HEIGHTS
LOCAL DEVELOPMENT PLAN AND PLANNING POLICY CONTEXT Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system.
LOCAL DEVELOPMENT PLAN Belfast Urban Area Plan 2001 (BUAP) Whilst beyond its notional end date of 2001, the BUAP remains the adopted Local Development Plan (LDP) for Belfast. BUAP identifies the site as being located on unzoned ‘whiteland’ within the Settlement Development Limit (SDL) of Belfast. The site’s western boundary forms the SDL and the lands to the west comprise Green Belt within an Area of High Scenic Value (AoHSV). As such housing is acceptable in principle on the site, subject to complying with all relevant regional planning policies and addressing any site specific environmental constraints.
Draft Belfast Metropolitan Area Plan 2015 (dBMAP) The Belfast Metropolitan Area Pan 2015 (BMAP) was adopted and subsequently quashed by the Courts in 2015. As such no weight can be attached to it, however, dBMAP published in 2004 and the associated report into the Public Inquiry by the Planning Appeals Commission are relevant. dBMAP identifies the site as being located on unzoned ‘whiteland’ within the within the SDL of Belfast. The site is bound by land zoned for housing (designation TC 02) to the south which has been built out, and land zoned for employment/industry to the east (designation BT 011/31) known as Whiterock Industrial Estate. Lands to the west are located in the countryside outside of the SDL within Belfast Basalt Escarpment Area of High Scenic Value and Area of Constraint on Mineral Developments.
REGIONAL PLANNING POLICY There are a number of Planning Policy Statements and other regional planning policy documents that are relevant to the assessment of the proposed development. These have all been taken into account in developing the proposed scheme and a supporting statement articulating how these have been compiled with will accompany the planning application.
Extract from BUAP
Extract from draft BMAP
GORT NA MÓNA HEIGHTS, BELFAST |
15
GORT NA MÓNA HEIGHTS
121.11
108.44
119.51
118.46
118.08 117.92 117.98 115.62
115.96
115.48
(Overgrown)
(Overgrown)
115.32
115.29
115.21
115.58
114.38
114.21
114.71
114.85
114.48
+111.953
113.88
113.74
115.20
+113.625 390.000
+113.500 380.000
+113.375 370.000
114.70
+113.250 360.000
113.30
113.50
+111.600
114.87
114.53
114.08
113.33
113.59
113.87
114.33
114.58
+113.125 350.000
+113.000 340.000
+112.875 330.000
114.08
114.20
+112.750 320.00 0
+112.625 310.000
+112.500 300.000
+112.375 290.000
113.95
+112.250 280.00 0
270.000 +112.125
114.87
114.72
114.62
114.19
113.79
114.59
114.69
114.64
114.72
119.96 119.59
MH MH 105.87 MH MH 105.85 105.82
105.71
103.99
103.72
106.20
LPLP
106.34
103.17 103.14
113.73
114.34
114.61
113.61
114.15
114.36
113.93
+111.200
114.38
GG
101.80
114.19
114.44
114.18
113.81
113.60
113.39
114.48
113.99
114.15
80.000 +110.524
113.85
90.000 +110.399
113.55
113.43
+110.153
100.000 +110.274
110.000
113.45 113.44
111.52
110.71
111.49
109.37
00
100.24
R15 100.06
SV SV
FH FH
(Overgrown)
(Overgrown)
00
99.36
BL
99.08 99.16
TR
106.14
98.99 JB98.95 JB
5
106.19106.17
00
00
GG
98.38
98.67
SV SV SV SV
FH FH
105.75
Wall
106.05
21
b Ker
97.98
SV SV SV SV
LP LP
34 98.44 98.29
98.40
98.64
MH MH 98.76
105.03
MH 105.10 104.85
(Overgrown)
104.63
104.10
103.78
104.24
105.53
00
108.157+ 31 0.0 106.19
00
106.06
105.70
105.51
108.057+ 30 0.0
106.01
G
105.89
98.72
98.61 MH MH 98.58
G G
3 98.692 98.692
99.36
LP LP 98.97
IC
98.98
TR
WM WM
BL IC TR BL 99.19 99.20 99.19
IC IC 99.12 TR TR
JB
TR
99.60
104.59
105.33
104.33
104.88
105.13
BL 105.91
107.957 29 0.0
105.64
G
105.30 105.45
105.16
104.74
104.91
105.29
105.42
105.45
00
107.857+ 28 0.0
00
107.757+ 27 0.0
105.52
00
105.05
105.09
105.12
104.92
104.93
MH 104.59 104.88
105.18
105.01
103.53
(Overgrown)
104.43
P
105.23
107.657+ 26 0.0
00
105.39
105.02
105.28
105.29 105.09
105.11
(Overgrown)
106.41
105.33
GG
b Ker
LP 99.66
99.21
97.87
MH 105.81
105.32
104.45
104.01 103.69
97.69
GG
GV GV
98.14
105.45
97.51
97.00
104.71
104.82
105.39
97.03
104.60
104.91
104.39
104.84
105.37
104.54
97.40
97.69
l Wal
105.07
GG
96.49
LP LP
GG b
b
96.04 95.97
96.42
39
Ker
Ker
96.84
RS RS
96.42
MH MH 96.36
35
DE RA PA GH NA a MO 3 2 25
35
SV MH TR MHSV SV TR SV SV 99.40 SV SV
l 99.51 Wal
99.74
99.84 99.79MH MH 99.70
JB JB 100.25
105.32
107.557+ 25 0.0
00
107.457+ 24 0.0
(Overgrown)
107.52
107.357+ 23 0.0
108.24
105.31
105.49
(Overgrown) 00
105.68
106.37
107.157+ 21 0.0
107.257+ 22 0.0
108.16
109.42
110.59
112.30
120.000 +110.131
130.000 +110.252 (Overgrown)
+110.377
00
106.87
105.94
105.90
105.94
105.05
104.05
103.24
103.22
102.13 102.11
101.51
101.65
101.05
100.63 100.62
P
100.43
33 GG 100.180 0
00
107.057+ 20 0.0
(Overgrown)
(Overgrown)
110.50
+110.502
113.35
140.000
0 +110.599
+110.621
150.000
160.000
112.65
170.00
110.27
109.79
GG
100.27
100.44
100.20 .00 100.205+ 00
100.75
105.50
106.957+ 19 0.0
00
106.858+ 18 0.0
160.000
G
104.93
105.78
106.758+ 17 0.0
108.93
105.90
106.192+ 140.000 105.94
105.50
105.705+ 130.000
105.57
105.22
105.205+ 120.000
104.43
104.705+ 110.000
103.87
104.205+ 100.000
103.705+ 90.000
103.88
106.16
103.23
103.205+ 80.000
103.38
102.61
102.705+ 70.000
102.205+ 60.000
P
101.94
101.705+ 50.000
103.09
101.244+ 40.000
102.46
100.955+ 30.000
102.19
(Bushes)
100.24
100.705+ 20.000
P
GG 100.39
100.42 44 00 100.455+ 10.0 100.442 100.442 100.34
100.66
MK MK 100.87
LP LP
101.24
100.90
100.91
(Bushes)
100.82
b Ker
105.87
106.518+ 150.000
109.33106.658+
112.19
0 +110.474
180.00
0 +110.349
190.00
l
106.60
107.37
112.34
e
106.38
+110.225
+110.225
0.5m
104.55
(Overgrown)
GG
101.38
Wal
(Bushes) 101.29
101.20
101.55
101.92
verg
112.58
200.000
0
0.00
21
112.47
112.43
112.32
112.15
112.27 112.66 112.22
110.37
104.43
(Overgrown)
110.63
111.11
111.62
112.01
112.15
112.44
112.65
113.13
+110.425
LPLP
101.92
101.92
110.67
113.39
113.58
113.85
114.09
102.46
113.65
113.03
113.48
+110.800
Kerb
113.39
113.17
104.15
(Bushes)
102.65
102.60 ICIC 102.70 G G 102.42
Wall
BL BL RS LPLP RS BL BL RSRS 102.79
JBJB
4.5
MH MH 103.44
SV SV
3
103.59
103.31
103.62
4.5
MH MH 104.13
5
G G
(Bushes)
104.42
104.14
104.51
2 1
105.85
105.95
105.60
Kerb
104.41
Kerb
Wall
20
121.04
LP LP
105.72
106.03
105.44
105.38 MH 105.17G G
104.76
230.000
121.33
107.79
G
105.06
104.82
LP
LP
5 7 E 8 AC 4 LR MIL 1 2
107.89
G
MH 105.07
104.89
105.02
105.18
220.000
(Overgrown)
115.03
114.75
113.72
000
121.64
114.84
114.18
114.71
113.97
250.
121.40
118.94
118.81
114.50
113.52
000
15 14 MIL L RA CE
113.36
260.
121.15 Bed 119.65
(Overgrown)
118.31
118.29
118.86
114.37 113.95
Bed 120.53 119.64
Bed 119.45 120.55
119.55
107.97
GV GV GV GV
GV GV GVFHGVFH
105.45
GV GV GV GV 105.27
105.41
11 95.505 95.505
95.14
95.40
94.60
LP
94.67
95.17
95.01
1 3
2
Whiterock Business Park
2 G 95.051
95.08
95.45
94.77
ESS
95.33
95.79
LP JB
95.43
5 73
LP LP 95.65
95.80
96.09
2
Bed 120.48 119.51
119.53
LP 105.49 MH 105.42
105.55
105.81
MO
8
10 HD
NA G
AD
AR
NP
1
172
LE
DR
EL
FI
NG
RI
SP
13
8 BELFIELD HEIGHTS
0 240.00
12
D
RG
NO
10
OA
188
119.82
(Overgrown)
105.99
105.88
b
--> eam Str
18
--> eam Str Bed 119.62 120.45
108.17
106.03
Ker
729 AD RO GH
b
729 NA
106.23
BL
106.04
ef
17 1 6 Ker
27
Proposed Site Layout
19 CE
RA
22
L
23
IL M
7
1
(Overgrown)
134.42
132.82
130.78
130.88
129.86
128.86
128.58
127.22
125.90
125.08
124.75
124.42
123.85
123.80
122.51
122.51
IL
122.41
119.14
122.10
120.99
(Overgrown)
120.44
(Overgrown)
117.84
120.01
IL
119.01
120.02
(Overgrown)
P
WM WM SV 116.43
CL 116.55
WM P
G
116.48 FH
116.30 GV 116.30 P 116.20
CL WM
115.74
115.97
CLWM 115.34 WM
G
115.71
LP
114.98
113.73 G
Sub Station
113.49 113.01
G
113.55
RSRS
MH 112.76
112.04
WM WM
FH
112.88 MH 112.85
113.12
112.98 CL P 113.09
110.91
WM
WM
CL 113.29
CL CL 113.10 113.03
112.59
112.87
113.35
112.90
112.80
112.47
P P
G
112.35
111.96
TP
CL
112.85
LP
CL 112.76
WM WM
CL 112.48
00
0.0 48
111.93
G
CL 113.25
WM WM
P
00 GV
G
111.295+
(Overgrown)
Ridge=119.69 Eaves=117.00
Ridge=120.20 Eaves=117.47
110.58
110.670+
107.82
109.43
110.045+
107.93
107.08
108.75
109.00 108.84
109.420+
107.33
107.74
CL 107.32
G
GV
107.12
107.37
107.08 MH 107.01
LP
WM WM CL
107.34
107.06
107.23
106.89
G
106.91
Ridge=115.20 Eaves=112.58
106.59
Ridge=114.38 Eaves=111.72
ROAD
PLANNING
71
EGLINTON DEVELOPMENTS LIMITED
42
I
4737-P-10
1:500
DOH
11/05/21
SA
4737
BELFAST
48
26
105.78
106.65
106.74
TP 106.89 106.91
106.16
(Overgrown)
24 105.18
105.54
107.16
105.01
105.54
106.19
.000 108.810+ 430107.34
Ridge=115.87 Eaves=113.95
17 00
106.88 108.361+ 42 0.00 0
106.57
108.112+ 41 0.0
105.48
(Overgrown)
105.00
DRIVE
110.34
107.54
106.94
00
108.064+ 40 0.0
00
105.96
108.158+ 39 0.0
105.48
105.10
14
110.84
110.06
111.888+
0.0 112.298+ 49
GV
112.40
GV
MH 112.45
48 112.524+ 501.2 500.000 112.509+ G
FH
SV SV
CL CL 112.74 112.75 LP
112.24
111.30
110.42
109.32
107.37
106.84
00
105.86
108.258+ 38 0.0
105.72
105.38
13
110.89
109.17
107.31
106.80
108.721+
105.41
105.12
81
114.31
114.33
114.31
CL
WM
WM 113.25 LP
2 111.94
111.29
112.07
Ridge=120.50 Eaves=117.93
111.75
110.68
109.05
16 2 DERMOTT HILL GROVE
112.91
115.24
115.87
WM
114.91
116.02
P
115.89
115.92
MH G 116.08 116.14
4
116.34
MH MH 116.08 115.99 116.05
CL LP 116.44
116.41 116.32
116.27
116.47
Ridge=123.07 Eaves=120.48
Ridge=121.85 Eaves=119.23
113.83 114.02 113.84
114.32
111.55
7 111.447
108.96 110.531+
+110.829
110.34
.000
00
109.149+
00
108.358+ 37 108.362+ 0.0
00
105.35
DERMOTTHILL
+116.396 55 5.9 21
116.69
81
116.37
116.40
P WM 116.56
LP
116.72
114.46
114.29
112.23
111.47
112.27
111.91
110.53
111.331+
109.754+
107.08
106.71
105.79
108.458+ 36 0.0
00
108.532+ 35 0.0
50
105.81
105.21
(Overgrown)
12
WM CL 116.56
G
+116.455 55 0.0 00 116.49
116.50
116.58
MH G 116.57 116.50
540.000
114.73
114.77
114.29
111.47
6 114.307
114.23
112.131+
111.41
+110.481
106.75
106.39
106.44
105.36
105.00
DERMOTT HILL
GV
116.60
115.81
MH
MH 116.58 116.54 +116.455
116.80
Ridge=124.55 Eaves=121.98
WMCL
116.80
115.17
115.12
114.31
114.23
111.52
10.000
107.76
11a
FH
116.94
116.92
Ridge=124.57 Eaves=121.98
117.28
116.87
116.77
115.69
+116.255 530.000
5 115.659
114.91
114.30
112.927+
114.23
111.21
109.20
MH
106.70
106.76 106.75
106.65
P
105.10
Und
105.11
PROPOSED SITE LAYOUT
45
120.51
117.84 116.59
116.12
+115.855 520.000
114.84
113.586+
114.29
111.97
111.01
107.05
107.14
106.84
106.71
P
00
105.85
108.457+ 34 0.0
105.50
(Overgrown)
104.98 105.08
62
127.57
126.20
122.50 121.10
120.88
120.64 Bed118.90
120.98
118.30
116.14
115.57
114.85
112.77
114.13
20.000 +110.246 110.12
110.20
110.13
+110.211
P
106.56
105.44MH
00
132.22
(Overgrown)
128.04
123.36
121.34
118.54
116.60
115.55
+115.269 510.000
114.517+ 114.449+
114.050+
114.84
114.17
110.88
30.000
110.61
(Overgrown)
106.75
106.42
105.24
00
122.36
(Overgrown)
(Overgrown)
116.57
116.11
+114.066 490.00 115.54 0
0 115.49
+113.677 480.00
+113.489 470.00 0
115.52
115.04
114.34
111.85
111.28
(Overgrown)
+110.326
106.61
106.33 106.34
00
108.357+ 33 0.0
00
108.257+ 32 0.0
00
120.88
120.95
120.28
118.26
116.52
116.06
116.08
+113.500 460.00 0
(Overgrown)
113.06
114.94
114.36
40.000 114.24
(Overgrown)
106.36
00
120.01
116.48
116.02
115.98
116.32
115.51
115.40
115.13
114.84
114.49
112.76
+110.451
+110.576
50.000
114.20
60.000
G
0.0 45
120.47
118.51
118.78
115.69
+113.625 450.00 0
115.28
+113.750 440.00 0
115.03
114.69
114.50
+110.632
114.02
70.000
0.0 44
(Overgrown)
120.14 IL 120.14 119.20
(Overgrown)
119.05
119.22
116.55
118.00
(Overgrown)
115.71
115.64
115.64
+113.875 430.000
114.98
114.82
114.45
0.0
47
GORT NA MONA
57
40
120.93
Bed 120.26 119.00
119.85
118.96
(Overgrown)
115.81
115.30
+113.961 420.000
+113.875 410.000
115.03
114.63
.000
123.16
120.96
(Overgrown)
(Overgrown)
115.54
115.35
+113.750 400.000
30
123.63
121.06
120.92 Bed119.13
119.96
120.54
119.12
118.51
115.36
.000
THE PROPOSAL (Overgrown)
40
125.04
124.79
Bed 119.07
120.78
125.35
120.89
118.77
0.0 46 0
00.00
.000
126.59
120.73
119.88
Bed 119.18 120.48
0
(Overgrown)
120.71
10.00
.000
The proposed scheme has been designed to make best use of the sloping site to achieve a layout that does not result in dominance or overshadowing of dwellings within the site or in the surrounding area. A certain amount of cut and fill is required in order to create the levels required to facilitate the houses, access roads and areas of open space. The layout has been designed to ensure that wherever possible, a separation distance of 10m between the rear of the proposed houses and the common boundary is achieved. .000 20
.000 80
0
SITE LAYOUT .000 50
90
13 9 102.71
17
GORT NA MÓNA HEIGHTS, BELFAST |
29
60
.000
70
This proposed social housing development is brought by Eglinton Developments Ltd in partnership with Apex Housing Association and seeks permission for 122 No. much needed social housing units on a previously developed site in in West Belfast. 1 100.00
PROPOSED DEVELOPMENT
GORT NA MÓNA HEIGHTS
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10/06/21
SA
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GORT NA MÓNA HEIGHTS, BELFAST |
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GORT NA MÓNA HEIGHTS
Proposed Streetscapes
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GORT NA MÓNA HEIGHTS, BELFAST |
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BELFAST
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GORT NA MÓNA HEIGHTS
Proposed House Types and Floor Plans
PROPOSED DEVELOPMENT MIX OF ACCOMMODATION Nine accommodation types are proposed including both general needs and complex needs dwellings. A mix of detached, semi-detached and terraced house types are proposed as well as 4No. 2 storey apartments.
DENSITY The proposal seeks permission for 122 units on a 5.16ha site at a density of 23.6 dwellings per hectare (dph). This is considered to be suitable given the dph of the surrounding residential areas of Mill Race (15 dph), Belfield Heights (31 dph) and St Gerard’s Manor (37.5 dph). Further, the recently approved Glenmona development located to the south west of the site (LA04/2020/0804/F) secured a yield of 25 dph.
BELFAST
P
EGLINTON DEV
GORT NA MONA
HOUSE TYPE A1,A1 BEDROOM &5 PERS PROPOSED FLOOR
SA
29/06/21
4737-P-24
GORT NA MÓNA HEIGHTS, BELFAST |
23
GORT NA MÓNA HEIGHTS
Proposed House Types and Floor Plans
1955
A
DINING
A
9450
ST 4
9450
ST 3
35°
min. 900
min. 900 1050
1050
1050
1050
FFL +2.625
S
S
FFL - 0.000
GORT NA MÓNA HEIGHTS, BELFAST |
25
GORT NA MÓNA HEIGHTS
1452.5
2127.5
Proposed House Types and Floor Plans
1902.5
GORT NA MÓNA HEIGHTS, BELFAST |
27
GORT NA MÓNA HEIGHTS
ENVIRONMENTAL MATTERS LANDSCAPING
A Tree Constraints Plan has been completed which notes that there are no trees on site subject to a Tree Preservation Order. Throughout the site existing trees and vegetation will be retained wherever possible. An 8 metre landscaped buffer is provided at the sites western boundary to soften the proposals impact on the countryside beyond. Landscaped buffers are also provided at the sites boundaries with the existing residential developments of Bellfield Heights and Dermot Hill Drive to soften the proposals impact on these areas. Pockets of soft landscaping are proposed throughout the site to help break up areas of housing and promote circulation. The proposed site layout provides 1.13ha of public open space in total which equates to approx. 21.9% of the total site area. The main area of open space proposed is a linear feature running the majority of the length of the site and the ground levels are to be re-profiled to ensure that this space is useable. A children’s play park is proposed at the northern end of this linear park.
ACCESS & PARKING
A Transport Assessment Form has been completed which concludes that the proposal will not have an adverse impact on the local road network as a result of additional anticipated vehicular movements. It is proposed to access the site via an existing entrance off Upper Springfield Road which will be improved to include a Right Turn Lane and visibility splays of 2.4m x 90m. The site benefits from good accessibility to non-car modes of transport due to the availability of high quality pedestrian infrastructure in the local area. A 2.5m wide cycleway/pedestrian footway is proposed to the eastern side of the internal site access road to link into the existing infrastructure on Upper Springfield Road. In total 234 parking spaces are provided to serve the 122 units proposed, compliant with parking standards. The site layout has been designed to avoid large areas of parking immediately in front of the proposed dwellings with spaces located between the proposed dwellings where possible. Where parking spaces are located to the front of dwellings they are separated by areas of green space.
NOISE
A Noise Impact Assessment has been carried out to ensure there is not an excessive noise burden upon the future occupiers form noise emanating from the existing zoned industrial lands to the east of the site. The Noise Impact Assessment confirms the noise impact on the proposal would not be excessive.
ARCHAEOLOGY
An Archaeological Assessment has been completed for the site. This did not identify any significant archaeological remains within the site and the proposed development is not anticipated to have a significant impact on archaeological features in the local area.
DRAINAGE AND FLOODING
A detailed Drainage Assessment has been carried out for the site. This has focused on the existing watercourse that runs along the sites western boundary and the modest amount of surface water flooding identified within the site. The proposal will include a new storm sewer network which will connect to the existing sewerage infrastructure at Springfield Road. Surface water flooding will be mitigated by the presence of this new storm drainage network and by the fact that the proposed site levels have been designed to ensure no low points will remain undrained. The proposed development will not therefore increase the risk of flooding.
ECOLOGY
A comprehensive suite of ecological surveys and assessments have been carried out across the site. These have not identified any significant ecological constraints to the development. However, a number of measures have been recommended and these will be incorporated into the proposals.
FURTHER DETAIL
Detailed reports setting out the findings of the appointed consultants, their assessment of the proposed development and any proposed mitigation measures will accompany the planning application.
GORT NA MÓNA HEIGHTS, BELFAST |
29
GORT NA MÓNA HEIGHTS
WHAT HAPPENS NEXT?
GORT NA MÓNA HEIGHTS
We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning. Following the end of the consultation period (20 August 2021), your feedback will be taken into consideration in finalising the proposed development. A formal planning application will be submitted to Belfast City Council thereafter. Once submitted, the opportunity for further public engagement in the decision-making process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.
HOW TO FIND OUT MORE?
REQUEST PRINTED COPY
On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance.
If you would like to receive a printed copy of this magazine, we can post this out to you on your request, accompanied with a feedback form.
If you wish to discuss the proposal you can also do so by:
Please note all comments should be with Clyde Shanks Ltd no later than Friday 20 August 2021.
Telephone - 02890434393
DEADLINE
Email - gavinmcg@clydeshanks.com Post – Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA
GORT NA MÓNA HEIGHTS, BELFAST |
31
2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com