Ballymena housing plan approved despite 1,000-signature petition and residents’ objections

Views over Tullygarley bridge looking down the River Braid to the application site

Mid and East Antrim Borough Council’s Planning Committee has approved an outline application for 28 dwellings at Dunluce Park, Ballymena, despite 53 letters of objection and a petition containing almost 1,000 signatures.

The application was given the go-ahead at a meeting of the committee in The Braid, Ballymena, on Thursday morning.

A planning officer told the committee the outline application for a 2.26-hectare site is seeking approval in principle and that the proposed concept layout is considered acceptable.

He said the proposed development would consist of a mix of detached and semi-detached properties, with an area of open space proposed between the residential development and the River Braid.

The officer reported that statutory consultees had raised no objections and stated the proposed site lies outside a floodplain.

He noted concerns raised locally over road safety, loss of open space, flood risk and the potential impact on wildlife.

However, he said the planning authority was satisfied the proposed development was acceptable and recommended that outline permission be granted.

Planning agent Dermot Monaghan told the committee the application represents the third and final phase of a residential development of 28 units to the southeast of Dunluce Park.

He said access to the river would be improved through the provision of public open space between the proposed houses and the river corridor.

Mr Monaghan indicated that, during community consultation, local residents had highlighted how visitors accessing the River Braid affect traffic flow in the area and often park vehicles within Dunluce Park.

He said this would be addressed through a proposed new traffic lay-by and a new pedestrian link to the river.

Mr Monaghan stated there would be no increase in flood risk and noted that the Department for Infrastructure (DfI) Rivers had raised no objection. He also said he believed the existing road network could accommodate development traffic.

He described the proposal as a “sustainable development that meets all relevant planning policy”.

Larne Lough DUP Alderman Paul Reid asked about the potential loss of open space and whether DfI Roads was satisfied with the safety, movement and volume of traffic within the area. He also sought assurances there would be no construction within a flood-risk area.

Richard Agus, a transport consultant, replied that DfI Roads was satisfied and had requested extensive supporting information.

“They were aware there had been a local level of objection, so they asked for traffic to be looked at in much greater detail. That level of detail is normally only requested whenever a development of 100 houses or more is proposed,” he said.

Mr Monaghan stressed there would be no loss of open space and no buildings within the floodplain.

Bannside Ulster Unionist Councillor Jackson Minford commented: “There are genuine concerns from residents about intensification of traffic in that area.”

Bannside TUV Alderman Stewart McDonald asked about engagement between the developer, elected representatives and residents.

Mr Monaghan said two public consultation events had been held, letters had been sent to Dunluce Park residents on two occasions, a website had been established, newspaper notices published and emails issued to councillors.

He added there had been “quite substantial” engagement with the local community.

Objector Rosaleen Orr told the committee she was speaking on behalf of the Stop the Build community group and almost 1,000 petition signatories.

She said: “If this application is approved, every single vehicle which is required to build these 28 houses plus the 50 already approved will funnel through our streets.”

She pointed out that Dunluce Park was built in the early 1970s with access from Dans Road and was originally designed to accommodate around 130 homes.

“Dunluce Park was not designed to provide a through route to a major building site. The carriageways are narrow and two vehicles struggle to pass each other,” she stated.

“People from all over Ballymena access the Braid River via Dunluce Park. The proposal will force all traffic, construction and domestic, through residential streets. This, we believe, will compromise safety and impact on the health and wellbeing of everyone.”

She continued: “The community has consistently and strongly objected to further housing development in the area since the 1980s. The proposed site sits alongside the Braid River, one of the most valued green spaces in Ballymena.”

She reported what she described as serious flooding in the area earlier this year and urged the committee to reject the proposal and “preserve and protect” the River Braid.

Alderman Reid commented: “In our report from DfI Roads, they are saying they are satisfied and they do not believe there is a big issue with health and safety.”

The speaker replied: “Every resident on the estate that we have spoken to has pointed out to us the dangers and volume of traffic. The volume of traffic is incredible coming in and out of the estate. The danger is really significant.”

Alderman Reid reiterated that DfI Roads had no objection and did not perceive a safety issue. The speaker invited committee members to visit the location.

“We have a beautiful open space for the whole of Ballymena to avail of and we can see it slowly eroding away,” she added.

Coast Road DUP Councillor Angela Smyth asked how many properties had been flooded and how close they were to the River Braid.

The speaker said no properties had been flooded.

“While houses themselves have not been flooded, the path used to walk along the river has been completely flooded,” she explained.

Alderman Reid later sought further assurance that DfI Roads was satisfied there would not be a health and safety issue.

The planning officer said additional information had been requested by DfI Roads, supplied by the applicant and subsequently deemed acceptable.

Responding to a further query about the floodplain, the officer highlighted what he described as a “quite extensive” separation distance between the proposed houses and the river and said DfI Rivers was satisfied the development would be outside the floodplain.

Larne Lough Alliance Alderman Robert Logan asked whether a condition could be imposed regarding construction traffic.

The planning officer explained that a condition could potentially be considered at a later stage but would need to meet the relevant tests of reasonableness.

In response to a question from Alderman McDonald regarding the traffic assessment, the officer replied: “The applicant went over and above what was requested for a site of this size. DfI was satisfied.”

Alderman Reid proposed accepting the recommendation to approve the application, seconded by Alderman Logan, who said he could “understand residents’ concerns but DfI Roads and DfI Rivers have raised no objections and there is nothing we can use which would substantiate a refusal”.

Alderman McDonald requested a recorded vote.

Outline planning permission was approved by nine votes to two.

Voting in favour were Alderman Reid, Alderman Logan, Braid Sinn Féin Councillor Archie Rae, Mayor Alderman Tom Gordon, Bannside DUP Councillor Tyler Hoey, Councillor Angela Smyth, Ballymena DUP Alderman Reuben Glover, Councillor Jackson Minford and Coast Road Sinn Féin Councillor James McKeown.

Voting against were Alderman Stewart McDonald and Braid Ulster Unionist Councillor Alan Barr.