Planners give go-ahead for large new housing development with children’s play park in Craigavon on site of former estate

The site in question is adjacent to Tullygally Youth Centre and close to Meadowbrook and Brownlow Integrated College.

The planning application was submitted by Inaltus Ltd, Belfast, on behalf of Roxborough Plant and Construction Ltd, Moy.

The development will consist of 118 units with public open space, a children’s playground, estate roads and paths, retaining walls and associated site and access works.

The old Rathmore housing estate was once built on the site in question by the NI Housing Executive. It was eventually demolished.

Because of that complicated legacy, councillors were told at the December Planning & Regulatory Services committee meeting of Armagh City, Banbridge & Craigavon (ABC) Borough Council that housing associations have turned down the opportunity to build new social housing units on that site.

Attending the planning meeting were ABC senior planning officer Kyle Elder, applicant John Curran, and architect Jamie Gibson.

The senior planning officer explained: “The proposal to develop the site for residential purposes is considered acceptable in principle. Officers are satisfied that the proposed development would not unduly affect the amenity of any neighbouring property or development.

“Road-related works include the provision of a right-hand turning lane on Tullygally Road.

“As detailed in the report, 230 in-curtilage parking spaces and 78 communal on-street visitor parking spaces, totalling 308 parking spaces, are proposed within the development, meeting the requirements of parking standards which require 295.

“In addition, other parking opportunities are available within the development.

“Confirmation has been provided from the agent that an engineering solution for the disposal of wastewater can be found.

“Accordingly, officers have recommended the inclusion of a planning condition prohibiting the commencement of any development until a wastewater impact assessment confirms that a sewage connection can be made, or that alternative provision for disposal of sewage is made.

“This would ensure that any concerns in respect of sewage capacity are properly addressed before the development can proceed.

“No objections have been received regarding this planning application. Overall, officers consider the proposal to comply with all relevant planning policies. On that basis, approval is recommended.

“It’s a brownfield site. It formerly had a housing development which has been demolished, and it’s largely scrubland at present.

“There’s planting proposed throughout the development and supplementary planting, particularly to the north of the site, in close proximity to the Tullygally shopping complex and youth centre.

“There was no requirement on this site for the provision of social housing. So, ultimately then, that would be a matter for the developer, we couldn’t insist upon it.”

Alderman Gordon Kennedy (UUP, Cusher DEA) regretted the fact that no social housing was being proposed on site.

“There’s a lack of social housing in the Lurgan area, and it’s just such a large development of 100+ houses,” he said.

Committee chair, Councillor Kevin Savage concurred with Ald Kennedy regarding the need for social housing. adding: “I know, and unfortunately this is not the place to debate the need for social housing with this application.

“We could talk all night about social housing, and the dire need for more of it.”

Councillor Mary O’Dowd (SF, Lurgan DEA) could not understand why social housing was not being considered within such a large housing development.

“I actually sit on the Housing Council representing this council, and I can’t understand how the housing associations have told you that there’s no requirement for social housing. I will chase that up myself.”

John Curran, being the applicant, explained: “Just a point on the social housing thing. I think this particular site was formerly a social housing site, a NI Housing Executive site, and there’s a resentment actually that it’s not suitable, because it was previously a social housing site.

“It was sold off to the private sector, and now to go back to the public sector doesn’t just fit as well with the agenda.

“We did offer it to the housing associations, and there was a definite ‘no’ because it was previously a social housing site.”

Councillor Julie Flaherty (UUP, Portadown DEA) remarked that she still remembered the old Rathmore housing estate, and praised the new housing scheme for its built-in play park facilities.

She said “It was pleasing to see the way you have incorporated open spaces, and the right of a child to play.

“The play park looks really good, and I’m very pleased to see so many inclusive pieces of equipment, because that’s often an afterthought in many of these plans and you’ve a number of key pieces there.”

Councillor Paul Duffy (SF, Portadown DEA) welcomed the planned new housing scheme: “I’m happy to propose. It’s great to see this site being brought back into housing again. It’s been empty for a long period of time.”

The recommendation to approve the planning application was seconded by Councillor Sorchá McGeown (SF, Lurgan DEA).

A Planning Statement, submitted on behalf of Roxborough Plant and Construction Ltd, confirmed that the design of the new houses would be very different from the 1960s-style dwellings which were once part of Rathmore: “The proposal will provide a new modern residential development that reflects the best of modern housing layout standards.

“It is not appropriate to seek to replicate 1960s social estates on this site. The proposal will improve the character of the area, and will be consistent with the new housing layouts approved beside the site in recent years.

“The redevelopment proposal now designed must be welcomed, as the existing brownfield site is attracting antisocial behaviour that is negatively impacting upon the character of the area.”