Concerns over Inver Road development plan

The mixed use development would comprise a 4180 sq m retail foodstore, business unit and community enterprise unit, along with associated car parking.

The proposal by JTJ (Larne) Ltd comes after a similar plan by Emerald Holdings (CI) Ltd was refused in 2010.

The developer is also seeking to create a new pedestrian link to the site from the town centre, which would run under the A8 flyover, and to construct a slip road into the site across the Inver River.

This would involve a major upgrade at the busy A8 Belfast Road at its junction with Pound Street, as well as the installation of traffic lights.

However, several statutory agencies along with local churches, schools and traders’ forums have raised concerns over the plan.

A letter submitted by the Northern Ireland Environment Agency (NIEA) as part of the consultation process raises concerns over the proposal’s impact on natural heritage interests, and recommends that the project is refused in the absence of further information on the impact.

Calling for a Habitats Regualations Assessment, the agency notes that the development site lies close to the banks of the Inver River, which flows into Larne Lough Special Protection Area and Area of Special Scientific Interest.

NIEA also raised concerns over the potential effects on the river, specifically to otters, as well as access to the site where it crosses the river.

It notes that likely environmental effects during construction would include noise disturbance, dust, traffic disruption, potential impact on local flora and fauna, impact on trees, visual impact, potential impact on watercourses, potential land contamination and litter or waste.

Meanwhile, NIIRTA has objected to the Retail Impact Assessment submitted on behalf of the developper in support of the outline planning application. Its objection letter states that the development “will compete rather than complement Larne town centre, will lead to a loss of investment in the town centre, will significantly impact adversely on the viability and vitality of the town centre, will not promote accessibility by means of alternative transport methods, will add to the number of trips generated and will undermine the viability of the development plan.”

The letter adds that “a full assessment of alternative and available sites has not been carried out” and that an alternative town centre site is available which “has not been fully investigated” and whose development would “support and complement Larne town centre.”

Additionally, the letter claims the “catchment area of the proposal has been over-estimated” and that the proposed new link road from the A8 “goes against” planning policy.

Furthermore, the association advises that there is “insufficient available expenditure to support a further out of centre food store” and that to “allow a purely commercial development would set a precedent for other similar industrial premises.”

“The proposed foodstore at Inver Road should be rejected in favour of a site closer into the town centre which can be made available,” it adds.

“Larne town centre could not withstand this level of impact as its vitality and viability would be undermined.”

Larne Traders Forum

While Larne Traders Forum says that it supports the redevelopment of the Inver Road site “in principle,” it notes a number of reservations.

In a letter to the Planning Service, the Forum states that the derelict site “currently detracts from the visual amenity of this entrance to the west of the town centre” and that the proposed revedevelopment could create jobs.

However, it adds that the site is outside the designated town centre boundary and that the developper’s aim of reducing “retail leakage” from the town will depend on the brand of the tenants, who have not yet been identified.

The Traders’ Forum says it is “concerned that the applicant assumes that up to 50 per cent of ASDA’s turnover can be diverted to the proposed development” as this could “impact on the viability of the existing foodstores, potentially creating vacant retail space and reducing employment rather than contributing additional jobs.”

The letter from the Forum adds that the applicant “has not clearly demonstrated the potential for linked trips from the proposed development” and that its out-of-town location “may potentially draw shoppers away from the town centre.”

The group also expressed concerns over the proposed signalised junction on the A8 Harbour Highway. While acknowledging that this would provide “controlled access” to the site, it raised “road safety concerns regarding stopping traffic on this section of the road.”

Larne and Inver Primary School

The Principal of Larne and Inver Primary School has submitted an objection letter to the proposed development amid concerns that “children’s lives and education would be put at risk.”

Mr Patterson said that the school had “serious concerns” over the plan. Referring to accidents which occurred near the school and the business of junctions during mornings and afternoons, he stated: “It is simply impossible to imagine that children’s lives and education would be put at risk with construction vehicles using the busy junctions at the front of school and at Church Road.”

Mr Patterson called the potential noise pollition and traffic congestion “a recipe for disaster.”

The school has proposed that the roundabout and access road from the A8 to the development be built first and used by all construction vehicles.

It adds that access to the site from Church Road should only occur during school holidays.

Local churches

Meanwhile, local churches have raised concerns over the impact of the proposed commercial development on Larne, their congregations and the Inver area.

In a letter to planners, secretary of First Larne Presbyterian Church Mr Tweed states: “This application does not satisfy us that it ‘will

not lead to an unreasonable or detrimental impact on amenity, traffic movement or road safety.’” The letter objects that the proposal is outside the town’s “commercial core” and asks that JTJ Larne provide evidence of their ownership of the land required for the new access onto the Harbour Highway. It also states that pedestrian access to the Inver Road would be unsuitable for disabled access, and that the Inver Road and Church Road are “unsuitable and inadequate” for heavy goods traffic during construction. The church representative highlights the potential increase in traffic congestion, already an issue during funerals, weddings and church parades. He adds that the development would disrupt the peace at the Church Road Memorial Gardens. The design of the site, described as a ”tin box”, is also felt to contrast with adjoining buildings.

While St Cedma’s Parish Church says that it does not object to the development “in principal,” its letter also expresses concerns over the impact on the town centre, extra traffic and potential destabilisation of the river bank and pollution along Church Road.

DCAL Inland Fisheries Group

DCAL Inland Fisheries Group has highlighted the potential impact of the development on Inver River fish populations, particularly salmonids, which it says are “sensitive to reductions in water quality.” It has asked that all culverts leading to the river are identified and plugged to prevent possible contamination prior to ground preparation works.

Invest NI

Invest NI stated that while it was “generally opposed to the loss of industrial land, it recognises the potential for this proposal to generate employment for the Larne area.” However, the organisation suggested that more of the site should be dedicated to Class B “Industrial and Business Use” which currently only fills 28 per cent of the proposed floor space.