Ballymena guesthouse extension approved despite NI Water capacity concerns

CGI of newly approved five bedroom extension at Oranmore Guesthouse in Ballymena

Mid and East Antrim Borough Council has approved plans for a five-bedroom extension at Oranmore Guest House on Galgorm Road, Ballymena, despite NI Water raising concerns over capacity.

The proposal will provide additional guest accommodation in a single-storey detached block within the established grounds of the property.

However, while planning permission has been granted, a condition attached to the approval means development cannot begin until an acceptable method of sewage disposal has been agreed or the necessary consent to discharge has been secured.

Five additional bedrooms

A council development management officer’s report said tourism development within a settlement can be permitted where it is of a high-quality design and is appropriate to its surroundings.

Assessing the plans, the report stated:

“This proposal is for additional accommodation to Oranmore Guest House, consisting of five bedrooms in a single storey detached block. The extension is subordinate to the existing building and of scale appropriate to the surrounding built form. The design is generally in keeping with the existing guesthouse.”

Site plan drawing showing location of newly approved five bedroom extension at Oranmore Guesthouse in Ballymena

Existing access and parking arrangements at the site will remain unchanged, with DfI Roads raising no objection.

Planning officers described the development as “modest in scale” and noted that it would be contained within the established grounds of the guesthouse.

Area of Townscape Character

The site is located within an Area of Townscape Character (ATC), requiring consideration of how the new building would affect the character and appearance of its surroundings.

The council report concluded that the “design, scale and form of the building are considered acceptable within an Area of Townscape Character”.

It added:

“The proposed building reflects the established character of the site through its domestic scale, simple massing and use of materials which reference the main dwelling and associated outbuildings. It does not introduce an incongruous architectural form and is considered to maintain the overall character of this part of the ATC.

“The proposal adopts a low profile, single-storey form with a pitched roof, reflecting the scale and proportions of existing development within the site. It is not considered to adversely impact on key views.”

Trees to be removed

The development will require the removal of a linear group of conifers at the site.

Planning officers noted that the trees are not protected by a Tree Preservation Order and concluded that their removal to facilitate the development was acceptable.

However, the report said the resulting loss of tree cover should be offset through compensatory planting.

Three objections lodged

Three letters of objection were received from neighbouring residents, including concerns relating to “existing, old infrastructure”.

The council report concluded that the development was not expected to significantly increase the impact on neighbouring residents.

Mid and East Antrim Borough Council’s Environmental Health department was consulted and raised no objection to the proposed development.

NI Water recommends refusal over capacity

A significant issue considered during the planning process related to wastewater infrastructure.

According to the council report, NI Water recommended refusal, subject to further discussion, because of a lack of capacity.

Despite that response, planning permission was granted with a condition intended to ensure the development does not increase the risk of pollution.

The condition states:

“No development shall take place on site until the method of sewage disposal has been agreed in writing with council or a ‘consent to discharge’ has been granted under the terms of the Water (NI) Order 1999.”

This means the planning approval does not, by itself, allow construction to proceed until the sewage disposal requirement has been satisfactorily addressed.

The report also confirmed that DfI Roads and Environmental Health had been consulted regarding traffic, parking and noise and had raised no objections to the proposal.