HE7 Areas of Townscape Character

Closeddate_range16 Oct, 2019, 9:30am - 11 Dec, 2019, 5:00pm

Policy HE7 Areas of Townscape Character

New or replacement buildings

Planning permission will only be granted for new or replacement buildings within an Area of Townscape Character (ATC) where it meets the General Policy, accords with other provisions of the LDP and all the following criteria are met:

  1. the overall distinct character displayed within the ATC is maintained or where possible enhanced;
  2. the existing built form in the ATC is respected by way of the height, scale, form, massing, alignment, materials and finishes;
  3. the plot layout and site density reflect and respond positively to existing development patterns and the distinct characteristics of the ATC;
  4. there is no detrimental impact on the setting of the ATC including no significant loss of key views within, into and out of the ATC; and
  5. trees and landscape features which contribute to the distinctive character of the ATC are protected and integrated in a suitable manner into the design and layout of the development.
Alterations and extensions

Planning permission will be granted for alterations and extensions within an ATC where the above criteria are met, and regard is given to the following additional criteria:

  1. extensions shall be subservient to the existing and adjacent buildings with regard to height, scale, form, massing and alignment; and
  2. alterations and extensions utilise materials and finishes that are characteristic of the ATC.
Demolition

There will be a presumption in favour of retaining any unlisted building which makes a positive contribution to the distinct character of an ATC.

Planning permission for total or substantial demolition of an unlisted building within an ATC will only be granted where it is determined that the building makes no material contribution to the distinctive character of the ATC or where the quality of the design of the replacement building is determined to enhance the overall character of the ATC.

Where permission for demolition is granted this will be conditional on prior agreement for the redevelopment of the site.

Justification and Amplification

Many areas within our towns exhibit a distinct character, based on their historic built form or layout. This character is normally derived from the common characteristics of the area's buildings, their setting, landscape and other locally important features. It is therefore important to protect the distinctive character and intrinsic qualities found within our ATCs. At present there are five ATCs in Mid and East Antrim with the potential for additional areas to be designated through the Local Policies Plan.

New or replacement buildings

New or replacement buildings should seek to reinforce local identity, promote high quality development and protect key views and assets. This should ensure that both the individual and cumulative impacts of any proposed development does not detract from the character, appearance and quality of the ATC. Proposals for new or replacement buildings will only be permitted where it is clearly demonstrated that the development will maintain or enhance the overall character of the area by meeting the policy criteria.

Alterations and extensions

Proposals for the alteration or extension of buildings within an ATC will only be considered acceptable where it is determined that they are sensitive to the existing building and are in keeping with the character and appearance of the particular area. Extensions should normally be located on the rear elevations of a property, be subsidiary to the parent building, be of an appropriate scale and use a palette of materials and finishes which complement the existing building. Careful consideration will be required for alterations and extensions affecting the roof of a property as these may be particularly detrimental to the character and appearance of the area.

Demolition

The demolition of a building or buildings within an ATC can significantly erode the character, appearance and integrity of the area and is particularly damaging where there are no proposals for the full redevelopment of the site. Council will therefore operate a presumption in favour of retaining any building which makes a positive contribution to the character of the area with the onus resting with the applicant to provide evidence that the building makes no material contribution to the character or appearance of the area. Where the demolition of an unlisted building is proposed the key considerations that will be taken into account are the contribution of the building to the character and appearance of the ATC, and the effect of its demolition on the distinctive character of the area, and whether the proposal for the redevelopment of the site is sufficient to maintain or enhance the distinctive character of the area.

The demolition of an unlisted building in an ATC will only be permitted where Council is fully satisfied that the building makes no material contribution to the distinctive character of the area or where the quality of the design of the replacement building will enhance the overall character of the ATC. In cases where permission is granted for demolition, conditions will normally be imposed:

  • requiring the redevelopment of the site to be based on previously agreed detailed proposals; and
  • prohibiting the demolition of the building until contracts have been signed for the approved redevelopment of the site.

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