Ballymena apartment development refused over privacy and living standards concerns

Site for proposed apartments complex on Springwell Street, Ballymena

Plans for a nine-apartment development at Fountain Place in Ballymena have been refused by Mid and East Antrim Borough Council over concerns about privacy, overlooking and the quality of accommodation for future residents.

The application sought permission to demolish an existing dwelling and outbuildings at 23 Fountain Place and replace them with a development of nine apartments. Access to the site would have been retained via the existing layout.

A planning officer’s report said the proposal failed to provide an acceptable standard of residential amenity.

It stated:

“The development has not been successfully designed to negate direct overlooking between apartments. Due to the level of separation involved, direct overlooking has not been adequately addressed.”

Site plan for the proposed development on Springwell Street, Ballymena

The report also concluded:

“The levels of amenity are below the standard expected within the context, taking into consideration the site location on the edge of the town centre boundary.”

While planners found the proposal was unlikely to have an unacceptable impact on neighbouring properties through loss of light, overshadowing or privacy, they concluded the layout would have an unacceptable impact on those living within the development itself.

The report added:

“Due to the separation distance and layout, the proposal is unlikely to result in an adverse impact on the amenity of existing residents in terms of loss of light, overshadowing and loss of privacy.

“However, the distances maintained internally are far below acceptable separation distances and would result in unacceptable adverse impacts on future tenants.”

Elevations of the proposed development on Springwell Street, Ballymena

The planning officer’s report noted that the site is currently occupied by a number of outbuildings arranged around a central courtyard, just outside Ballymena town centre’s designated boundary.

The existing dwelling is a detached two-storey property, and the site lies opposite the car park serving the Tower Centre.

The proposed scheme comprised four separate buildings, ranging from one to two storeys, arranged around a central courtyard. The site was previously used as a mechanic’s yard.

Although the report found the proposed materials and architectural detailing were in keeping with the surrounding area and would have created an acceptable streetscape, those positive aspects did not outweigh concerns over the design and residential living conditions.

Two letters of objection were submitted during the consultation process, raising concerns including potential overdevelopment of the site, cumulative environmental impacts and noise associated with construction.