£13.5m apartments plan approved for former Swift complex overlooking Carrickfergus castle despite more than 940 objections
Planning permission has been approved for a proposed £13.5m apartment development at Carrickfergus waterfront despite more than 940 objections.
The proposal is for construction of 33 apartments within three-and-a-half storey buildings and the demolition of the existing building on land to the north of the Premier Inn Hotel and east of Rodger’s Quay.
The proposed apartments will consist of nine two-bed and 24 three-bed units, car parking, cycle parking, landscaping and access at Rodger’s Quay. Seven will be for social housing.
A planning officer told Mid and East Antrim Borough Council’s Planning Committee at a meeting in The Braid, Ballymena, on Thursday, that other land uses in the vicinity are hotel and retail facilities, car parking and residential development “primarily in the form of apartment schemes”.
He said that the proposed site was occupied formerly by The Swift public house and restaurant, a detached two-storey building with adjoining car park at the “edge of Carrickfergus Harbour”. He added that it is a “brownfield site”.
He went on to say that a previous application proposed 34 apartments within three four-storey buildings which was refused by the Planning Committee in June 2021 despite a recommendation to approve.
He added that a subsequent appeal was dismissed by the Planning Appeals Commission when assessed against the Carrickfergus Town Planning Operations Design Supplement planning guidance.
He noted that the proposed four-storey height combined with a flat roof form was said to have “resulted in a bulky appearance that was not harmonious with the surrounding context” and the proposed external finishes and “extensive glazing” were considered “unsympathetic to the established character of the Conservation Area”.
The officer went on to say in response to concerns outlined by the PAC, these have been “significantly revised” through the design approach “ensuring integration within the character and appearance of the Conservation Area”.
Referring to the PAC’s appeal findings, he noted provision within the Carrickfergus Area Plan which “supports the principle of residential development on the appeal site”.
He stated that 944 objections have been received highlighting concerns including perceived lack of need for additional apartments in the area, suitability of the site for residential use; impact on character and appearance of Conservation Area, scale and height of proposed buildings, traffic and congestion; concerns regarding current condition and management of the site.
He stressed that these matters have been “carefully considered” and matters relating to the “loss of private views are not material planning considerations”. There were 19 letters of support.
He said that it is considered that the proposed development “would not result in any unacceptable adverse impact on residential amenity, character and appearance of the area or local infrastructure” and the recommendation was to grant permission.
Also speaking at the meeting, East Antrim Ulster Unionist MLA John Stewart reminded members of the Planning Committee’s previous refusal which he said was upheld by the Planning Appeals Commission.
He commented that the current application “reduces the number of proposed apartments by one” and “slightly lowers the height”. He claimed that there remains “strong planning grounds for refusal”.
He said he believed that the proposed site has “never been zoned for housing”.
Referring to the 1989 Conservation Area guidance, Mr Stewart continued: “The land between the harbour and the marina should be kept free from development that would block views or disrupt that relationship. Three blocks of three-and- a-half storey apartments would do exactly that.”
He suggested that the proposed development would “interrupt key sight-lines, diminish the setting of the castle and erode the historic maritime character of this area”.
He urged weight to be given to “established policy framework, specific sensitivities of Carrickfergus Harbour and the castle setting”.
“This is not just another development site. It is one of the most historical and visually sensitive locations in the entire Mid and East Antrim Borough,” Mr Stewart stressed.
“There have already been significant residential developments in appropriate locations around the marina at a sensitive and respectful distance from Carriickfergus Castle. Housing has not been excluded. It has simply been directed to the right places and this is not one of them,” he added.
Mr Stewart went on to say that in terms of the number of objections, this amounted to “one in 30 of the population of Carrickfergus”.
In response to a query from Larne Lough DUP Alderman Paul Reid, the MLA maintained that the proposed site was zoned for economic development.
Planning consultant Tom Stokes said that the site has been vacant since 2019. He added that it has been “subject to anti-social behaviour in recent times”.
“There is a clear opportunity to bring it back into positive use,” Mr Stokes stated.
He said that policy supports a “mix of uses, including residential development”.
He stressed that the Planning Appeals Commission has confirmed that residential use at this site is “acceptable in principle” and the revised application has taken into account issues raised in the appeal.
“The refusal related specifically to the design, particularly the height, scale and massing and the flat-roof form, the materials and the impact on the key view of the Conservation Area from Market Place,” he noted,.
He pointed out that three proposed separate buildings will “avoid the appearance of a large dominant block”. He commented that the proposals are “considered acceptable” by HED (Historic Environment Division) and the conservation officer.
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Knockagh Alliance Councillor Aaron Skinner asked if permitting residential development on the site would “create a precedent”.
He was told by an officer that each case must be “assessed on its own merits” and no precedent will be created by such a decision.
Coast Road Sinn Fein Councillor James McKeown said that he would be “very happy” to accept the officer’s recommendation to approve the application.
Bannside DUP Alderman Tom Gordon said that the remarks of the Planning Appeals Commission have been “taken on board” through the proposal. Ald Gordon said that he would second the proposal.
Following a vote in which seven councillors were in favour, with Cllr Skinner, Braid Ulster Unionist Cllr Alan Barr and Bannside TUV Ald Stewart McDonald, against, planning permission was approved.