LANDS AT 333-335 ANTRIM ROAD, GLENGORMLEY by clydeshanks

LANDS AT 333-335 ANTRIM ROAD, GLENGORMLEY

PROPOSED ERECTION OF A RESIDENTIAL APARTMENT DEVELOPMENT WITH RETAIL PROVISION AT GROUND FLOOR AND ASSOCIATED DEVELOPMENT

CONSULTATION MAGAZINE JUNE 2021

Site location and context

WELCOME Welcome to this online community consultation. This consultation has been prepared to inform and seek feedback from the local community concerning the proposed residential apartment development and retail unit (at ground floor level) at 333-335 Antrim Road, Glengormley. 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 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 Antrim and Newtownabbey Borough Council.

INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary pre-application 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 Pre-Application 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 Antrim and Newtownabbey Borough Council as part of the planning application package.

Wider site location and context

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EXISTING SITE AND SURROUNDING CONTEXT THE SITE The Site extends to an area of approximately 0.3 ha, is mostly “L” shaped and is located entirely within the administrative boundary of Antrim and Newtownabbey Borough Council. The site is located adjacent to both the Antrim and Ballyclare Roads and within the settlement development limit of Glengormley. It is currently occupied by a former petrol filling station and ancillary shop but is now currently used as a hand car wash, while the remaining site is made up of vacant and sole trader businesses that are two storey flat roofed buildings constructed from brick. Each of the businesses faces onto either the Antrim or Ballyclare Roads, while the hand car wash is positioned within the site with access from both roads. In terms of topography, the site is relatively level with the adjacent Antrim and Ballyclare Roads

SURROUNDINGS The surrounding area to the west of the site is made up of both commercial and residential buildings. The commercial buildings are two storey and are mostly brick, while the dwellings are semi-detached bungalows constructed from render. To the north is both single and two storey commercial units constructed from brick for the elevations. To the east of the site is a mixture of single storey and two storey commercial buildings that are occupied by a variety of businesses, while to the south is the vehicular junction where the Antrim Road and Ballyclare Road meet.

Existing building to be demolished Existing commercial buildings Service area Existing parking Existing access to site Existing exit from site

Existing site

View north west towards site

View north east towards site

View south east towards site

View south west towards site

LOCAL DEVELOPMENT PLAN, PLANNING POLICY CONTEXT AND HISTORY Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system.

LOCAL DEVELOPMENT PLAN Draft Belfast Metropolitan Area Plan (dBMAP) Following the Court of Appeal decision on Belfast Metropolitan Area Plan (BMAP) in May 2017, the extant development plan is now both the Belfast Urban Area Plan (BUAP) 2001 and Draft Newtownabbey Area Plan (NAP) 2005. Both show the site to be within the settlement development limit. However, given the stage at which draft BMAP 2015 had reached pre-adoption through a period of independent examination, the policies within it still carry weight and are a material consideration in the determination of planning applications. The weight to be afforded is a matter of judgement for the decision maker. The weight to be attached to policies in emerging plans will depend upon the stage of plan preparation or review, increasing as successive stages are reached.

Given the advanced stage that draft BMAP 2015 reached (i.e. pre-adoption following a period of independent examination), and that the main areas of contention were policies relating to Sprucefield Shopping Centre, dBMAP 2015 is considered to hold significant weight. Within the draft BMAP it is identified that the site falls within the designation of MNY28, which is a Local Centre. For development contained within the Local Centre of Glengormley it is explained under policy R6 that “within designated commercial nodes planning permission will be granted for retail development proposals to serve local needs provided that they do not exceed: • 500 sqm gross floorspace for convenience shopping; and • 100 sqm gross floorspace for comparison shopping. As set out within this online magazine it is proposed as part of this application to provide 500 sqm gross floorspace for convenience shopping thereby adhering to dBMAP.

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

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 Draft BMAP

Development to step down towards existing built form

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Create node building with sympathetic height

Opportunity for public realm

Design Concept Plan

PROPOSED DEVELOPMENT DESIGN PRINCIPLES The applicant’s vision for the site is to create an attractive, contemporary apartment development scheme with ground floor retail provision. At the preliminary design stage this vision was characterised by a number of key design principles. These are as follows: • The density of the development to reflect other apartment developments within the locality; • The site is a prominent commercial node and it is necessary for the scale, bulk/massing of the development to satisfactorily address this with a focal building; • The design of the proposal must step down sympathetically to its immediate built form, in order for the development to sit comfortably with its neighbour building; • Avoid the dominance of in curtilage car parking provision, in order to create strong building lines along both Antrim Road and Ballyclare Road; • An area of development to include a ground floor retail unit that addresses the frontage of the commercial node; • Vehicular access to be from Ballyclare Road with the provision of an area of public realm space; and • Proposal respects neighbouring properties and does not cause unacceptable impacts on their amenity, whilst ensuring amenity is protected for future residents.

Proposed concept elevations

PROPOSED DEVELOPMENT PROPOSED DESIGN The above principles were the starting point for the development of the initial design, along with the results of site surveys undertaken by the appointed environmental and technical consultants.

The proposed design as shown in this consultation illustrates a preliminary layout. The collaborative design approach that has been undertaken with consultants has been essential to ensure the proposed scheme fulfills good design objectives and place making principles.

Local density precedent - Glenann Court

The proposals as presented in this consultation incorporate the following elements:

• Vehicular access taken direct from Ballyclare Road;

• 63 apartments with a mix of both 1, 2 and 3 bed units;

• Public realm area within the south eastern edge of site;

• Apartments and retail unit to front and address both Antrim Road and Ballyclare Road; • Satisfactorily level of amenity space to serve apartments; • Provision of a retail unit at ground floor level;

• Provision of in-curtilage parking spaces;

The developable area of the site amounts to 0.3ha, in which a total of 63no. apartments are proposed, which represents 210 dwellings per hectare (dph). This level of density is reflective with other apartment developments in the locality such as Glenann Court that is also positioned along the Antrim Road in Glengormley.

Proposed concept site plan

Proposed first and second floor plans

Proposed third floor plan

Proposed fourth floor plan

CGI of proposed scheme

ENVIRONMENTAL MATTERS

ROADS

A transport consultant has been appointed to advise on access and parking matters. The site and the surrounding lands have been accurately surveyed to assist in the design of the proposed access. A Transport Assessment Form and Parking Survey will be completed and submitted with the planning application. The purpose is to assess the transport impact and identify the level of parking required for the proposal in the context of its site and policy specifics.

NOISE & ODOUR

A Noise Impact Assessment will be undertaken to ensure there is not an excessive noise burden upon the future occupiers given the location of the site between both the Antrim and Ballyclare Roads. An Odour Assessment will also be undertaken to ensure that future residents are not adversely impacted upon due to the proximity of nearby restaurants and fast food takeaways to the proposed development.

GROUND CONDITIONS

A full contaminated lands assessment will be completed and submitted as part of the planning application to identify any sources of contamination. Any proposed remedial work that is necessary would be clearly set out along with suggested methods on how to best deal with any contaminants found and would be controlled by way of planning conditions.

ECOLOGY

A biodiversity checklist has been undertaken across the site by a qualified ecologist. This has not identified any significant ecological constraints to the development.

DRAINAGE AND FLOODING

An initial assessment will be undertaken regarding drainage for the proposed development and this site will also be reviewed in relation in relation to flood protection standards to ensure compliance with planning policy making sure that the effects of flooding are minimised and managed concerning risk to people, property and the environment. 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.

WHAT HAPPENS NEXT? We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning. Following the end of the consultation period (7th July 2021), your feedback will be taken into consideration in finalising the proposed development. A formal planning application will be submitted to Antrim and Newtownabbey Borough Council thereafter. Once submitted, the opportunity for further public engagement in the decision-making process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.

HOW TO FIND OUT MORE?

On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance. A Digital Public Information Event will also take place online via Zoom webinar on: • Wednesday 30th June 2021 (10am - 11am); and • Wednesday 30th June 2021 (6pm – 7pm). Should you wish to register for the digital information event please request this by emailing gavynsmyth@clydeshanks.com, specifying the suitable time slot. If you wish to discuss the proposal you can also do so by: Telephone - 02890434393 Email gavynsmyth@clydeshanks.com Post – Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA

REQUEST PRINTED COPY

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

DEADLINE

Please note all comments should be with Clyde Shanks Ltd no later than 7th July 2021.

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