Plans to transform a disused entryway on Upper English Street in Armagh to provide a new entrance to the Market Place Theatre and its car park have been approved – despite concerns over the potential for anti-social behaviour.
The proposals – which were rubber-stamped at Wednesday’s ABC Council planning committee – will also see the introduction of planters, new public art in the form of a mural, and a patio area.
The plans, by Drumarg Properties Ltd, relate to an entryway, the use of which dates back to at least 1830 and runs between numbers 12 and 14 Upper English Street.
During consideration, it emerged that archaeological conditions also had to be addressed, given the close proximity of the site in question to St Patrick’s Church of Ireland Cathedral, which was founded in 445AD.
It was noted there was a “high archaeological potential for further, previously unrecorded archaeological remains” to be discovered on the site where development is planned.
The proposals were first revealed by Armagh I in April and include works to the entryway and to the rear of properties as far as number 20 Upper English Street.
According to the statement, the plans will bring about “improvement of the visual appearance of this entry” and “improve the living environment of the surrounding apartments”.
It adds: “The proposal also allows for a new link through the city from Upper English Street to the theatre and car park to the west.
“By resurfacing the entry between No.12 and No.14 with high-quality materials it will improve the appearance and attractiveness of the entry, whilst also levelling out the existing uneven surface. By rendering the lower portion of the wall of No.12 it will unify this elevation and make the entry more welcoming.
“By placing a mural at the end of the entry it will create a focal point to draw the public along the entry.
“By forming an area for bin storage, it will help to remove the bins, both commercial and domestic, from the entry, helping to ensure that those people accessing the apartments or the theatre and car park will not have to walk past bins stored in the entry.
“The inclusion of a landscaped patio area will provide the surrounding apartments with an area of open green space in a somewhat built-up area.
“The construction of steps from the entry at the lower level to the theatre and car park at the upper level to the west will provide a new link through the city, increasing its connectivity.”
The design and access statement says the proposals will bring about “significant” visual improvements to an entry which has been in existence since at least 1830.
“It will increase the connectivity of the city by providing a new link from Upper English Street to the theatre and car park to the west.
“It will also improve the living environment of the surrounding apartments by providing a dedicated bin storage area and a landscaped patio area, giving them an area of open green space to enjoy.”
Principal planning officer Roisin Hamill presented her report – recommending approval – to September’s planning committee sitting.
She said the works planned would “vastly improve the derelict appearance of the site and enhance this area of the Armagh Conservation Area”.
Ms Hamill added: “Officers are content the proposed new surface materials, which include granite paving, concrete steps and buff-coloured paviours, the rendering of walls and new planted areas, are sympathetic to the built form of the area and respective of the characteristics of neighbouring buildings which have a rendered external finish.
“Officers are satisfied that, given the nature of the proposed development, it will not result in environmental problems such as noise, nuisance or disturbance which would be detrimental to the character of the Conservation Area.
“Whilst the proposal may lead to a slight increase in pedestrian footfall through the area, officers do not believe this will give rise to any significant noise pollution.
“The majority of any increased footfall is likely to coincide with show times at the theatre and even then will be limited, as most attendees will access the theatre via the main entrance doors fronting onto Market Street and the existing car park to the rear.
“The residents of the surrounding apartments are likely to be the main users of the space, and this proposal – which includes a landscaped patio area and designated bin storage area – will significantly improve their living environment.
“As the proposed works will be confined to the rear of existing buildings along Upper English Street and Market Street, they will have minimal impact on important views within, into and out of the Armagh Conservation Area.”
There were “no concerns” either on the “impact of the development on the listed buildings” in the area.
The planning official also reported that an “archaeological programme of works” had been submitted by the applicant to address conditions suggested by Historic Monuments.
It was noted that St Patrick’s Church of Ireland Cathedral was located approximately 100 metres west of the application site.
The report explains: “The Cathedral Hill has been in ecclesiastical use from the earliest period of Christianity in Northern Ireland, when the original church attributed to St Patrick was founded on the eastern slope.
“Documentary, cartographic and archaeological evidence indicates that several churches and religious houses existed on and around Cathedral Hill, and that the settlement developed in the vicinity. The recorded archaeological sites and monuments nearby are indicators of a high archaeological potential for further, previously unrecorded archaeological remains which may be encountered within the application site.
“There is therefore a high potential for archaeological remains to be encountered within the application site during the course of the proposed works.
“The Historic Environment Division have been consulted and the Historic Monuments section raised no objections to the development subject to the inclusion of conditions requiring a programme of archaeological works to be developed and carried out on the site.”
In all, officers were of the opinion the development would “help to enhance the quality of the townscape in this part of Armagh”.
But worries were raised via DUP Councillor Scott Armstrong, who is also a member of the Townscape Heritage Committee, which had previously discussed the plans and concerns.
During brief debate and questions on the application, the DUP representative said he did not really see “any material benefit” of the proposals for the Armagh area.
Councillor Armstrong added: “This is a small entryway that would be bringing the access up into the car park at the theatre which probably won’t be used at all.
“I do know we have had concerns in the past about anti-social behaviour within our own theatre car park and this is just going to be another wee rat run that could be used for anti-social behaviour, gathering, loitering and stuff like that.
“I’m trying to think outside the box, because I know the area well – how will it be used by the general public and what material benefit is there from this application to open up this closed entryway to build steps up into a car park?”
Also at the planning meeting, and in response to a question from Alliance Councillor Peter Lavery, the architect directly confirmed there were no plans for additional lighting attached to the scheme, but separate plans in relation to two of the properties fronting the entryway did include illumination.
A building to the rear of number 20 has recently been converted into an apartment and the bin storage area will service this and other similar properties, as well as shops currently storing bins in the entryway.
A design and access statement had detailed plans thus: “The area of the site where the bin store and patio area are to be located is bounded to the south and west by relatively modern roughcast rendered walls, likely erected when the car park to the west was constructed. The north is bounded by a stone wall that has been raised at some time in the past by approximately eight courses of brick, which are now leaning into the site.
“The east is bounded by the building to the rear of No.20 Upper English Street, which has been recently converted to an apartment, and by a tall rendered stone wall.
“The site is level over the width of the concrete yard then slopes down towards the east to the rendered stone retaining wall that bounds the entry beyond.”
These would provide access to the Market Place Theatre and car park.
A bin storage area would also be constructed to the rear, west of 20 Upper English Street.
At the same time, further steps would be constructed and retaining walls built to access a new patio area to the rear of number 20.
Fresh rendering and painting of part of the north of number 12 is also included in the plans, as are all associated site works and landscaping.
The site – in the planning application lodged with Armagh City, Banbridge and Craigavon Borough Council – is described as a “former yard”.
The entryway and the works would provide a “new and attractive access” to the theatre for members of the public.
The long, narrow entryway itself will be resurfaced, between numbers 12 and 14.
Planters will be put in place in the entry to the rear of numbers 16 and 18.
Steps would then be constructed from the entry at the rear of numbers 18 and 20.
As the meeting concluded, Sinn Féin Councillor Paul Duffy proposed that the recommendation to approve the application be accepted, which was seconded by party colleague Councillor Mary O’Dowd, and passed.
