BC PARK LTD. PROPOSED EXTENSION TO EXISTING CARAVAN PARK Bryansford Village
CONSULTATION MAGAZINE JULY 2020
WELCOME This online magazine has been prepared to illustrate a proposed extension to the existing Bryansford Caravan Park. We invite you to consider the work carried out by the applicant and their professional design team to date. This work will support the preparation of a full planning application which will be submitted to Newry, Mourne and Down District Council. Public engagement is an integral component of the planning application process as it allows the applicant to share their vision for the site and provides the local community an opportunity to provide constructive feedback. The feedback received will then be considered and responded to during the detailed design of the scheme which will ultimately inform a future application submission.
BRYANSFORD CARVAN PARK |
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INTRODUCTION This community information pack follows a Proposal of Application Notice (PAN) submitted to Newry, Mourne and Down District Council on 08 June 2020 in accordance with the Planning (General Development Procedures) Order (Northern Ireland) 2015. The PAN notifies the Council that a formal planning application will be submitted after the required 12 week notice period expires. The PAN was accepted by Newry, Mourne and Down District Council on 12 June 2020. Given the circumstances surrounding COVID-19, a Public Information Event cannot be held and legislative amendments have been brought forward to ensure the planning system continues to function effectively. The Department for Infrastructure temporarily removed the requirement to hold a public event as part of PreApplication Community Consultation on 1 May 2020 and has issued guidance for applications on appropriate replacement measures to ensure that the opportunity for public participation has not been compromised.
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BRYANSFORD CARVAN PARK
Exisiting Site and Mourne Mountains
BACKGROUND By way of background, Bryansford Caravan Park is located on the edge of Bryansford Village, approximately two miles from popular attractions including the beaches, golf courses and the vibrant promenade of Newcastle, home to bars, restaurants and shops. The site is within walking distance of Tollymore Forest Park and in close proximity to other well know tourist attractions such as Castlewellan Forest Park, Donard Forest, Silent Valley Mountain Park and the Mourne Mountains, a popular walking and hiking destination. The park also provides a base for exploring Saint Patrick’s Trail Driving Route, Saint Patrick’s Way - Pilgrim Walk and the High Mourne’s Scenic Loop. The park owners now seek to extend the existing park to provide additional capacity for the expanding tourism industry in the Mournes area of Northern Ireland. If approved, this caravan park extension will translate into newly created employment opportunities, both direct and indirect for the local economy.
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BRYANSFORD CARVAN PARK
The site looking East
BRYANSFORD CARVAN PARK |
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SITE CONTEXT The irregularly shaped 5.66 hectare site is located at lands adjacent and north west of 1 Bryansford Village, Ballyhafry, Newcastle, Co. Down, BT33 0PT. The site is located within the countryside in the Mournes Area of Outstanding Natural Beauty adjacent and to the north of the Settlement Development Limit (SLD) of Bryansford as identified by the Ards and Down Area Plan 2015. The surrounding lands to the north and west are predominantly rural in character in agricultural use with a number of dispersed farms and dwellings. St Patrick’s Church and associated cemetery is located within the SDL immediately adjacent and to the east of the site.
Extension Area looking South East 8
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BRYANSFORD CARVAN PARK
The southern portion of the site comprises the existing Bryansford Caravan Park. The northern portion into which it is proposed to extend the park comprises agricultural fields subdivided by mature hedgerows. The entirety of the site is bound by a combination of mature hedgerows and trees. The site levels rise gradually from the site entrance at Hillside Road to the northern extent of the existing park. The lands into which it is proposed to extend fall gradually from west to east. The existing caravan site comprises 110 fully serviced static pitches, toilets and shower facilities, maintenance shed and access to Hilltown Road.
Eastern Section of Extension Site
Northern Section of Extension Site. BRYANSFORD CARVAN PARK |
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Issues
Iss Issues
Sinks
BU RRE NBR ID GE AD RO
Sinks
66.
Hall
69. 1
St Patr ick’s
Caravan Park
70. 1
27
RC Church
Sinks
44
68. 8 1
Issues
5
23 11 3
69. 3
8
19
19
2
3
9
BM 71.64 7
9
1
CE DAR
73. 2
4
M
19
11
DO EA
13
W
5
15
65. 8
2
74. 2 17
C E D A R
Wyllie Cottages
H E IG H S
1 15
DAR
T
CE
8
GR OV E
23
21
63. 1 18
5
Garage
25
74. 4
5
20
3 27
T H
74. 7
E 2
17
29
31
V IL LA
35
G E LA N
76. 8
E 18
15
1
Bryansford
Bryansford
Chur ch 41
79. 4
(C of I) 17
81. 2
12
83. 2 43
59 44
45
Hall
14
10
31 11
61
50
12
7
13
VILLAGE
82. 3
MANO R
ord
ttage
LLPA 2
2
1
81. 5 54
Pond
F H Ebbitt Field Study Centre
82. 0 58
56
8
60
13
FB
7a
62
7
11
DE
N
UR CO
T
Weir 64
RO
13
4
12
12
PO
71
LLPA 1
BU RR
1
16
9
EN
17
TCB
34
RE AG H
BM
RO
21
OR
HE
IG
HT
AD
TUD
83. 56
S
22 1
2
29
6
84. 7 27
28
77
87. 2
89. 1
90. 8 3
5
WN TO HI LL
94. 2
AD RO
2
Tank Bryansford
(covd)
Gat e 96. 0 7
Wr T
4
Wr T
97. 2
WN LTO HIL
AD RO
Caravan Park 6
Wr T Caravan Park
Wr T
Wr T
Wr T
Wr T
Clanbrassil Car Park Wr T
Barn
Wr T
Wr T
Car Park
Car Park
Stone Chair
Fn
Shelter
Toilets
Arboretum Monument Wr T
Car
PLANNING POLICY CONTEXT
s
BM 64.63
60. 1
BALL YH AF RY
R OAD
6. 6 40
Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires regard to be had to the Development Plan, so far as material to the application and to any other material considerations. Section 6 (4) states that where regard is to be had to the Development Plan the determination must be made in accordance with the Plan unless material considerations indicate otherwise.
Planning and Environmental Policy Group
Planning Policy Statement 16
Tourism
June 2013
The Ards and Down Area Plan was adopted in March 2009 and along with Planning Policy Statements, provide the policies in which this application will be assessed against.
151a
The adopted development plan for the proposed site is the Ards and Down Area Plan 2015. The site is identified as being located within the countryside in the Mournes Area of Outstanding Natural Beauty adjacent and to the north of the Settlement Development Limit (SLD) of Bryansford.
Sinks
60. 8 15
3
Regional Development Strategy —
15 1
— Building a Better Future Iss
59. 7
B R Y A N S F O R D R O A D 14 9
15 0
63. 0 147
Strategic Planning Policy Statement for Northern A Strategic Planning Ireland (SPPS) Policy Statement for Northern Ireland (SPPS) Planning for Sustainable Development
Planning for Sustainable Development
SEPTEMBER 2015
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BRYANSFORD CARVAN PARK |
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SWire
EP SWire
70.58
Cluster I 8No Glamping Pods
EP
Open space 515 sq/m
EP
70.28
71.63
Cluster H 7No Static Units Open space - 1092 sq/m
70.31
70.09
Iss
67.49
Issues
67.96
Top of Tree=82.21
Top of Tree=81.34
Sinks
70.94
68.30
69.00
70.71
69.51
Peg Peg
Clus 11No St
EP SWire
71.31
69.29 Top of Tree=87.58
Cluster G 12No Static Units Open space - 983 sq/m Top of Tree=86.13 Top of Tree=82.55
Top of Tree=85.18 Top of Tree=84.89
Cluster F 6No Static Units
Top of Tree=83.90
Top of Tree=84.94 Top of Tree=87.55 Top of Tree=86.27 Top of Tree=85.66
Top of Tree=85.47
Top of Tree=86.06
Top of Tree=88.41 Top of Tree=88.30
Top of Tree=87.99 Top of Tree=87.67 Top of Tree=87.85 Top of Tree=88.26
Cluster B 13No Static Units Open space - 878 sq/m
Top of Tree=88.99
Top of Tree=90.05 Top of Tree=86.02
8
Top of Tree=87.09 Top of Tree=90.50
Top of Tree=95.10
Top of Tree=93.33
Top of Tree=88.72
Cluster A 8No Static Units Open space - 1643 sq/m
Ridge Ht=84.59
Eave Ht=83.06
1.99
80.28 MH
RS RS
RS
EP RS
79.73 FL
A0
NOTES
CR
paper size
1. © Copyright rests with Vision Design. This drawing may not be reproduced wholely or in part without the express written permission of Vision Design 2. All drawings issued prior to the relevant Planning and Building Regulations have been obtained are to be deemed preliminary. Any works carried out based on preliminary drawings are entirely at the clients risk. Vision Design cannot be held responsible for additional works/expense incurred on this basis. 3. Contractors to carry out their own due diligence and report any errors to this office. 4. All dimensions are in mm unless stated otherwise
PROPOSED DEVELOPMENT LEGEND
The proposal seeks an extension to the existing Bryansford Caravan Park to include 74 static caravan pitches, glamping pod area, children’s play area and playing field, landscaping, associated ancillary infrastructure and access. The proposal constitutes Major Development in accordance with The Planning (Development Management) Regulations (Northern Ireland) 2015 as it exceeds the thresholds outlined under the following category:
Issues
Top of Tree=80.94
66.94 67.16 Top of Tree=82.44
66.53
65.86
9. All other development. Any development not falling wholly within any single class of development described in Parts 1 to 8 above.
Top of Tree=76.91
Top of Tree=75.17
65.06
Top of Tree=74.45
64.16
ster E tatic Units
a) development that comprises 5,000 square metres or more gross floor space; or b) the area of the site is or exceeds 1 hectare.
63.39
Top of Tree=73.20
62.75 62.91=Pipe IL
Top of Tree=73.35
Top of Tree=74.01
The proposal seeks to include:
62.61
Cluster D 10No Static Units
62.58
• Caravans
63.53
EP
Top of Tree=79.61
64.90
Top of Tree=79.31
The proposed extension will accommodate an additional 75 static caravans in eight individual clusters, all of which will sit on concrete pitches.
Top of Tree=78.50
EP
67.09=Pile IL
Cluster C 8No Static Units
SWire SWire
The proposed layout has been designed to respect the surrounding landscape, rural character and site context and is characterised by discrete clusters of caravans separated through the use of soft landscaping.
EP
75.790 IS
EP
Discussion Purposes Only A
29.06.20 Date
Comments
BC Park Ltd
RS RS
SD
Revision Drawn By Chkd By
Top of Tree=92.79
EP Eave Ht=78.29
75.449 IS
Hall
31 Rainey Street Magherafelt N. Ireland BT45 5DA visiondesign.org.uk tel: 028 7930 0866
Bryansford Caravan Park, Bryansford Village Bryansford, Newcastle, BT33 0PT Top of Tree=89.70
Proposed Extension to Existing Caravan Park
74.198 IS
RS
BRYANSFORD CARVAN PARK |
Proposed Concept Site Plan
RS
1:500
A0
0
10
20
30
50 m
3466 - SK03
13
• Glamping Area A glamping area accommodating eight pods laid out in an informal manner is proposed to the north of the site within an area of existing woodland. The majority of this woodland will be retained to help screen the glamping pods and create a sense of enclosure. A small amenity building is proposed to serve the pods.
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BRYANSFORD CARVAN PARK
• Children’s Play area and Playing Field A children’s play area and playing field is proposed centrally within the site at the boundary between the existing park and the proposed extension.
• Landscaping The proposal will retain all existing vegetation where possible and seeks to introduce new native species planting to help to provide visual breaks between caravan groups and help soften the visual impact from public viewpoints. All of the site boundaries are to be supplemented with new native species planting.
• Access The proposal will be served by a new access with appropriate visibility splays located approximately 25 metres north east of the existing site access. The existing access will be closed up. Where possible, all internal access roads have been designed to promote the circulation of traffic in order to limit the amount of reversing required. NOTES
RS FH
St Patrick's RC Church
WM
RS 69.43 MH
WM
LP
1. © Copyright rests with Vision Design. This drawing may not be repp wholely or in part without the express written permission of Vision Des 2. All drawings issued prior to the relevant Planning and Building Reg have been obtained are to be deemed preliminary. Any works car based on preliminary drawings are entirely at the clients risk. Vision cannot be held responsible for additional works/expense incurred basis. 3. Contractors to carry out their own due diligence and report any e this office. 4. All dimensions are in mm unless stated otherwise
LEGEND
RS 73.63 MH
G RS
69.68 FL
RS Eave Ht=75.86
RS
72.52 IC 72.43 MH
69.94 IC
OIL
70.14 IC
G
SV Ridge Ht=75.16
Top of Wall=70.74
Eave Ht=74.14
Issues
G
70.16 FL
OIL
Sign
5
3
Eave Ht=76.47
Ridge Ht=78.56
66.96
70.79 FL
WM
Sign
Eave Ht=73.22
Utility Cover
69.3
70.23 Utility Cover MH TP
2
Post
EP Utility Cover
Folio DN203322
G
EP G G
TP
68.18 MH
SV
FH 70.69 IC
73.73 IC
G
SV SV
70.65 IC
LP
G
EP Sign 68.898 IS Utility Cover SV SV SV FH SV RS
69.15 MH
Breather
Ridge Ht=80.54
Top of Wall=69.37
OIL
Flat Roof Ht=73.44
73.83 FL
68.12
68.16
Top of Wall=69.85
73.52 IC
73.36 MH
LP 68.26
Top of 100Ø Foul Pipe=68.63 Top of Wall=69.79
70.52 Ridge Ht=74.46 IC 70.49 IC Flat Roof Ht=73.08 70.60 Top of Wall=71.04 FL Ridge Ht=75.32
73.30 MH
Top of Wall=69.36
69.79 MH
Top of Wall=70.22
69.33
Top of Wall=70.20
Eave Ht=72.57
RS
67.90
68.02
69.11
RS
67.78
LP Ridge Ht=73.16
69.57 70.05=Pipe IL
Sign Sign
68.8
FH
1
Eave Ht=73.05
RS
LP G
G
70.39 FL
71.18 IC 69.95 IC
Eave Ht=74.09
Ridge Ht=79.55
Eave Ht=72.84
69.93 IC
71.69 FL
WM
RS
Top of Wall=70.69
RS
69.25 MH
70.92 MH
Eave Ht=74.42 Ridge Ht=77.93
Ridge Ht=80.83
Eave Ht=78.15
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Discussion Purposes Onl Ridge Ht=81.37
C/Box
74.04 FL
SV G EP
73.30 MH
Eave Ht=74.80
BM 71.64
70.71 FL
A
SD
Ridge Ht=78.38
Date
Comments
BC Park Ltd
73.2
31 Rainey Stre Magherafelt N. Ireland BT45 5DA visiondesign.o tel: 028 7930 0
Utility Cover C/Box 74.085 74.067 IS
Brayansford Caravan Park, Bryansford V Bryansford, Newcastle, BT33 0PT Proposed Extension to Existing Caravan Park
SV
74.2
29.06.20
Revision Drawn By Chkd By
65.8
BRYANSFORD CARVAN PARK | 1:250
0
5
10
15
25 m
A1
Scale
Proposed Site Access
153466-SK04
1:250
Date
June 2020
The site looking South
SUMMARY Measures will be taken to ensure that: •
The proposal will create a high quality and sustainable form of tourism development;
•
There will be no demonstrable harm to residential amenity by way of noise;
•
There will be no unacceptable adverse impact on nature conservation interests;
•
The proposal will visually integrate with the existing caravan park and surrounding topography and will not have an unacceptable visual impact;
•
The proposal is not anticipated to adversely impact upon any below ground archaeological features or historic sites and/or monuments;
•
The proposed site is not at risk of flooding and the proposal will not cause or exacerbate flooding elsewhere;
•
There will be no potential adverse impact on water resources that cannot be prevented or controlled by mitigating measures; and
•
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.
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BRYANSFORD CARVAN PARK
WHAT HAPPENS NEXT? A formal planning application will be submitted to Newry, Mourne and Down District Council in August 2020, following the end of the 12 week notice period for public consultation. The application will be accompanied by a Design and Access Statement, Technical Reports and a suite of detailed application drawings for consideration by the Council and its statutory consultees. Once submitted, the opportunity for public engagement in the decision making process will take place in the normal manner through the submission of representations to the Council following the application’s advertisement and neighbour notification procedures.
Please feel free to provide feedback up until 22 July 2020. Email gavinmcg@clydeshanks.com or contact by phone on 028 9043 4393
BRYANSFORD CARVAN PARK |
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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com