At an ABC Planning committee meeting held recently, councillors proved receptive to a heartfelt plea from an architect representing a Loughgall resident with complex medical and domestic circumstances.
A recommendation to turn down a planning application for a new dwelling was set aside, until a site meeting is held.
The planning application was lodged by Fintan McCormack, who lives at No 8 Clonmain Road, Loughgall. He is hoping to gain planning approval for a single-storey dwelling and garage, next to the family home where his father lives.
Some matters pertaining to the planning application, to do with the applicant’s personal circumstances, were discussed as confidential matters, with the live feed interrupted for the duration of those debates.
Senior planning officer, Trudy Chapman, told committee members in the course of a PowerPoint presentation: “A report on a confidential addendum referring to personal circumstances has been circulated in advance of the meeting, along with two further confidential addendums which relate to further statements from the applicant, and a letter of support from Councillor Julie Flaherty.
“The application seeks outline planning permission for a single-storey dwelling and garage.
“Officers are of the opinion that the applicant has failed to provide compelling or site-specific reasons related to these circumstances which would support the proposed development.
“While officers are sympathetic to the circumstances presented, the case put forward is not considered sufficient for a dwelling to be considered as a necessary response to the particular circumstances of the case, nor has it been demonstrated that a genuine hardship would be caused if planning permission were to be refused.
“In addition, officers are of the opinion that the applicant has not provided satisfactory evidence to demonstrate that alternative solutions would not be viable in order to meet the particular circumstances.
“The application site is open, lacks established boundaries, and is on elevated land adjacent to No 8.
“It would therefore also read an extension of the existing ribbon of development along Clonmain Road, namely No 6 and No 8, and the outbuildings associated with them, and by virtue of this also read as build-up and constitute a suburban style of development.
“On this basis, officers are of the opinion that the proposal also fails to meet the [relevant] test.
“Members are advised that the consultation responses were favourable, and that two letters of support were received.
“It is however recommended that planning permission be refused.”
Sam Nicholson, the applicant’s agent, was given three minutes to make a case in favour of the planning application.
He stated: “This is a much needed site for dwellings on lands on the Clonmain Road near Loughgall.
“My client, Mr Fintan McCormack, is sitting next to me and he’s here to provide clarification, if the committee has any questions in relation to the unique situation.
“We’re applying for this application under CTY 6, which is personal and domestic circumstances.”
The agent explained that his client had given him permission to outline some of his personal circumstances on the live feed: “[My client] is a Type 1 diabetic and has other medical problems. This has resulted in need for regular care to manage his everyday life.
“This health position will not get any better. We’ve got letters from doctors, we have letters from the local priest to support this. That’s all I’m going to say in relation to that.
“Fintan is a young man. He has taken on this job as a primary carer for his father, but he also wants to get on with his life and he should be able to do that.
“Obviously this site would allow that to happen. He aims to get married within a short period of time, and obviously he wants to be able to raise a family in this location.
“Moving on to the next criteria which is in relation to the building of such accommodation.
“It couldn’t be an extension or an annex to the existing dwelling. We have laid out in a report why that can’t happen.
“The curtilage of the site isn’t large enough, there’s services issues around the site.
“Conversion or reuse of another building within the curtilage of the property is another way, but there’s no buildings available within the curtilage. Outside the curtilage is farmyard buildings, but they’re not suitable.
“A temporary home [is not an option]. Would you like to live in a temporary home?”
“In conclusion, you can see it’s a very complex situation and honestly three minutes isn’t long enough to try and sort of outline how complex it is.
“I would say in relation to the area, if you go and visit it, it does read as an entry.
“If there was a dwelling located in the proposed area, will it change or demonstrably harm that area?
“We’re of the opinion that no, it won’t. In fact it would integrate with what reads as an entity in the landscape.
“If approved, the dwelling could be successfully absorbed into the existing rural character within this area.
“If the committee were to feel that a site visit would be appropriate to actually make their own decision on that, obviously that’s something we welcome.”
The live feed was interrupted at that stage, so that private considerations could be discussed in confidence. The public feed was restored 15 minutes later.
Alderman Glenn Barr (UUP, Banbridge DEA) commented: “I’m leaning towards a site meeting. There’s the fact of the ribbon development that we sort of need to get round.
“You know yourself, when you’re on site and you’re looking at it from the road and what’s around you.
“I do think it would be beneficial for the committee to go out and have a look at the general location, and get a feel for it in terms of the ribbon development.”
Alderman Barr’s recommendation for a site meeting was seconded by Councillor Fergal Donnelly (Sinn Féin, Armagh DEA).
The parish priest’s letter in support of the planning application can be viewed on the planning portal.
Although the letter heading states that it was sent from St. Patrick’s Parochial House in Loughgall, personal details, such as the name of the priest, were redacted, as well as some passages within the letter.
What can be viewed was worded as follows: “I’m writing a character reference for Fintan McCormack, a young man who is my neighbour and a parishioner of mine.
“Fintan is hoping to build a home beside his family home, on family land in the townland of Clonmain, Loughgall.
“Fintan belongs to a very respectable and long-standing family who are very committed to the parish in so many ways. He is hoping to start a family himself.
“I really hope this planning application will be accepted. Also there is a depopulation in this area, our primary school was closed, so it is important to keep families in the area.”
