Agenda item

            (Councillor Carson (Chairperson), having declared an interest in the item, left the meeting and did not participate in the discussion or vote)

(Councillor Hanvey, Deputy Chairperson, in the Chair)

            The Principal Planning officer outlined the details of the application to the Committee.

She explained that the issues which had been considered during the assessment of the application included the principle of development and the impact of the proposal with regard to the treatment of wastewater

The Members were advised that the proposal was contrary to development plan zoning of Draft BMAP as a ‘major area of existing employment / industry’ and the BUAP 2001 as ‘Area of Industry and Commerce.  Whilst the proposed use was contrary to policy, she advised the Members that it was considered that the scale of the proposed change of use, relative to the scale of the zoning, would not adversely impact the employment zoning in the longer term, having regard to the development plan, Policy PED7 of PPS4 and the SPPS, providing it was granted for a temporary 3 year period.  She explained that that would allow the operators an opportunity to find alternative accommodation.

The Committee was advised that Northern Ireland Water had recommended refusal of the proposal on the basis that the public sewer system could not presently serve the development proposal without significant risk of environmental harm and public dis-amenity, including pollution, flooding and detrimental impact on existing properties. The Senior Planning officer outlined, however, that NI Water had not provided any detailed evidence to support its objection.

She reported that officers were of the view that the scale of the change of use would have no greater impact on the sewer network than the existing lawful use of the building as newspaper offices and thus would not result in a significant impact. The offices and printing presses had a lawful use on the site that could accommodate 120 staff.  She advised that the current proposal would accommodate 20 existing staff, 30 children and 6 creche staff, totaling 56 persons.  The scheme therefore constituted a net reduction of 64 people on site. She explained that it was difficult, therefore, to conclude on the basis of the evidence that the use proposed of itself would result in a greater or significant impact to the sewer network.

(Councillor O’Hara left the meeting at this point in proceedings)

            A number of Members stated that they had concerns regarding the response from NI Water and that they would suggest a deferral to receive information from that organisation.

            In response to a Member’s query regarding the objection from NI Water, the Principal Planning officer explained that they had requested evidence from NI Water but that they had not received any.  She explained that, in the absence of any evidence from NI Water, the presumption was in favour of development. 

            The Planning Manager added that, in the officers’ view, there were no planning grounds on which to refuse the application and he strongly advised the Members not to defer and instead suggested a separate briefing on the wider issue of the reason behind NI Waters objection.

            The Director of Planning and Building Control suggested that a briefing could be organised in respect of NI Water’s objections to smaller applications and the cumulative impact of them. She drew the Members’ attention to paragraph 9.4 of the Case officer’s report which referenced conversations which had taken place on the capacity which NI Water had made allowances for.

            Further Members stated that they did not feel that deferral of the application was appropriate based on the officers’ advice.  A Member suggested inviting NI Water and Living with Water to present the wider infrastructure issues to the Committee at a future date.  He added that desktop exercises for statutory consultation responses were not good enough.

Proposal

            Moved by Councillor Collins

            Seconded by Councillor Groogan

          That the Committee agrees to defer consideration of the application in order to request information from NI Water in respect of what occupancy rate they feel is acceptable on the site.

            On a vote, two Members voted for the proposal and nine against and it was declared lost.

Proposal

            Moved by Councillor Garrett

            Seconded by Councillor Brooks,

                                 That the Committee grants approval to the application, subject to conditions, for a temporary period of 3 years, with delegated authority given to the Director of Planning and Building Control to finalise the wording of conditions; and

agrees that NI Water and Living with Water be invited to present the wider infrastructure issues to the Committee at a future date, at a Workshop.

            On a vote, ten Members voted for the proposal, with none against and one no vote, and it was declared carried.