Almost 20 new starter homes approved for Portadown with flood risk concerns addressed
A planning application for the construction of 19 starter homes in the vicinity of 172 Tandragee Road, Portadown, has been approved, despite some concerns in relation to potential flood risks.
The application was lodged by McAdam Stewart Architects, Banbridge Enterprise Centre, on behalf of J.H. Turkington & Sons, Mahon Road, Portadown. The development will include three detached dwellings and 16 semi-detached units.
Speaking at the March 4 ABC Planning & Regulatory Services committee, principal planning officer, Roisin Hamill explained: “Following consultation with DfI Rivers, officers are satisfied the proposed development will not adversely affect drainage.
“The development will take place outside of the 100‑year flood plain, and there will be no impact on the flood plain storage, and no impact on flood levels elsewhere. Officers recommend that the application be approved.”
Jimmy McAdam, from McAdam Stewart Architects, told members: “I have been working on this scheme with the Planning Service for over five years now. This has been a long, drawn‑out process due to the amount of consultations and studies that have had to be carried out on behalf of the applicant.
“The various consultations and studies carried out all had positive outcomes. One of note, of course, is a problem that we are having throughout the borough at the moment, which is the NI Water sewer capacity.
“We went through the wastewater impact assessment on this and had a successful outcome, so [this is] probably one of the few housing schemes available at the moment [where] sewage network and infrastructure problems [have been resolved].
"If approved, this scheme will provide 19 starter homes, for which we know there is a great demand in the borough.”
Very Confident
Committee chair, Cllr Kevin Savage (SF, Banbridge DEA) asked the agent: “There have been concerns raised about flooding in that location. I note that it did flood a few years ago, but it is outside the 100‑year flood plain and, as we know now, 100‑year flood plains seem to be decreasing in time and there are a lot more floods. Are you very confident that, subject to approval, there will be no issues with flooding on this site?”
Mr McAdam replied: “Yes, I would be confident that all flood issues have been addressed in the consultations, and with the specialist consultants that we brought on board who are experts in their field within Northern Ireland.
“From the very start of this process, we were very aware of the flood plain, and we have therefore concentrated the development in the safe zone. There is also within flood plains a freeboard area which sets your house floor levels above the flood level, so there is also a safety factor built into this.”
Cllr Peter Lavery (Alliance, Lurgan DEA) commented: “I remember the floods there in autumn 2023, and this area was impacted greatly indeed. I think I remember seeing this field partially flooded, albeit the southern end of it may be outside the [proposed location], but given that flooding is a huge concern in this area, that is certainly on our minds.
“Last night I went onto the fluvial flood plain maps. When I added the filter regarding fluvial flood plains when taking into account climate change, it covered about half of the site.
“Have officers taken into account any potential climate change concerns which will result in greater flooding incidents?"
The principal planning officer explained any determination on planning applications had to be based on current policy: “The flood maps show us that the site lies outside the flood plain. I appreciate what you are saying about climate change and I suppose that is why the freeboard is built in, so that the levels would be above the flood levels whenever they are eventually built.
“The drainage assessment has been sent to Rivers Agency. They are satisfied that the development will take place outside the flood plain, and that there will be no impact on the flood plain storage, and no impact on flood levels elsewhere.”
Mr McAdam concurred with the senior planning officer, and pointed out the design of the houses would afford extra protection: “The freeboard is your safety factor and that is always taken into account. It is not just our opinion here. It has gone through all the various departments including DfI Rivers, and it is all positive feedback.
"We are all aware of flooding, but this site, in all the predictions including climate change, will not flood.”
Committee chair, Cllr Savage said he was content due process had been followed: “I think Roisin clarified the issue quite succinctly when she said we deal with the policy that is in place currently. I think in terms of the mitigations that Jimmy outlined, they make practical sense. So, I think on balance the officer recommendation to me would be the appropriate one.”
Cllr Lavery argued a deferral would be advisable, to ensure flood risks are fully explored.
Cllr Scott Armstrong (DUP, Armagh DEA) said: “We judge this application on the evidence that is in front of us, not what might happen in 150 years’ time or what might happen with climate change, and projections of climate change.
“We have to take into consideration where it stands now. If it is not within that 100-year flood plain, I think we are on the right trajectory in going with the officer’s recommendation.”
Cllr Kyle Moutray (DUP, Portadown DEA) commented: “This is a very thorough report. There have been no objections from consultees, and there has been a drainage assessment carried out.”
Cllr Gordon Kennedy (UUP, Cusher DEA) stated: “You cannot use a crystal ball looking into the future, and there is a need for starter housing in that area, so [I will go with] the officer’s recommendation.”
A vote was taken on Cllr Kennedy’s proposal to approve the planning application, with overwhelming support for it (11 votes), while Cllr Lavery was a lone objector. Planning approval was consequently granted.
François Vincent, Local Democracy Reporter