• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing trees and mature hedging within the site and on the boundaries shall be retained where possible and supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and facilitate its integration into the landscape setting. The north north eastern boundaries, in particular, should be planted with appropriate species to ensure a definite natural boundary between the residential area and open countryside;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site and, in particular, the crest line in the centre of the site; and
   
• the development shall be accessed onto Lake Street. This will require a footway link along Lake Street to Tannaghmore Primary School to the south. A right turning lane may be required, subject to the scale and layout of the proposed development. Third party land may be required to accommodate this access. Appropriate access standards with regard to access stagger, visibility splays and forward visibility should be provided. Direct access, including for individual dwellings, will not be permitted onto Lake Street.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation within the site and on the boundaries shall be retained and incorporated into the proposed development. The existing vegetation on the site shall be supplemented by the planting of appropriate species to provide landscape definition between the development and countryside, screening for the development and to break up the housing mass and reduce the visual impact of the development. The vegetation along the northwestern boundary, in particular, should be supplemented with similar species to ensure a definite natural boundary between the residential area and the open countryside;
   
• a landscape management plan for a 20 year period from completion of planting shall be submitted with the detailed planting plan;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site. The layout shall be designed to ensure that no houses back onto North Circular Road and Tarry Lane;
   
• buffer planting, to include a pedestrian and cycle route of between 8 and 10 metres in depth, along the boundary of the link road to the school, will be required to provide a defined landscape boundary between the development and the countryside.
   
• the housing layout will be served off the proposed spine road in accordance with Planning Policy Statement 7;
   
• appropriate access must be maintained to existing properties on Tarry Lane ;
   
• a Traffic Impact Assessment will be required;
   
• footway links/cycle ways will be required from within the development to the junction of North Circular Road/Tarry Lane linking into the existing footway network. A footway link will be required along the eastern side of North Circular Road to link with the existing footway at the Levin Road/North Circular Road junction; and
   
• the main access to the development will run onto North Circular Road through an improved Tarry Lane/North Circular Road junction and Tarry Lane itself (a right turning lane will be required).

The developer should note that pumping will be required to access the existing foul sewer and also, in order to accommodate increased loadings, upgrading will be required. There are no public surface water sewers available to serve this site. Surface water may be discharged into a watercourse traversing the site, subject to consent. It is considered unlikely that the site will be affected by significant flooding from any watercourse with the exception of low-lying land adjacent to the open channels of the watercourses, where marginal flooding may occur.
 

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation within the site and on the boundaries shall be supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and facilitate its integration into the landscape setting. The northern and eastern boundaries, in particular, shall be planted with appropriate species to ensure a definite natural boundary between the residential area and open countryside. A landscape bund shall be provided along the north western boundary to the railway line to assist in noise attenuation;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site and careful consideration must be given to the relationship between future housing and the railway line which traverses the site;
   
• development will be restricted to single storey on the north eastern portion nd on the crestline traversing the south western portion of the site;
   
• part of the north eastern portion of the site shall remain open and undeveloped to provide the open space requirement to comply with the provisions of prevailing regional planning policy;
   
• the layout shall be designed to ensure that no houses back onto Antrim Road;
   
• a footway link to connect with the existing footway at the Antrim Road/ Old Kilmore Road junction will be required; this will include provision of pedestrian facilities at the railway level crossing. Third party land will be required to accommodate this;
   
• the development to the east of the railway line shall be accessed through Belvedere to the south. Third party land may be required to accommodate this access. Appropriate access standards with regard to visibility splays andforward visibility should be provided;
   
• the development to the west of the railway line shall be accessed onto Antrim Road through one access point located 40 metres southwest of the Antrim Road/North Circular Road junction. Third party land will be required to accommodate this access. Appropriate access standards with regard to visibility splays and forward visibility should be provided. Direct access for individual dwellings will not be permitted onto Antrim Road; and
   
• any development for more than 200 houses, or any phased development which would result in a housing potential for the site as a whole of more than 200 houses, will require a Traffic Impact Assessment.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation along the boundary of the site and the boundary of existing dwellings at Demesne Avenue and Churchill Avenue shall be retained, where possible, and supplemented by the planting of trees and bushes to provide screening for the development and break up the housing mass and reduce the visual impact of the development;
   
•  consideration should be given to retention of the existing stone wall which forms part of the northern boundary of the site and its incorporation into the proposed development; and
   
• any access to the development from Demesne Avenue/Churchill Avenue for any more than approximately 5 further dwellings will require access improvements to the Avenue Road junction, consisting of the provision of a right turning lane (whilst maintaining the current visibility standard) and satisfactory footway link improvements, from the site to Avenue Road. Any access to the development from Demesne Avenue will require visibility improvements at the Demesne Avenue/Avenue Road junction and footway links. Third party land will be required to accommodate this access. The development can be accessed onto Avenue Road through Birchdale and Hazelgrove. However, access via Hazelgrove for more than 26 dwellings will require the provision of a right turning lane at the Avenue Road junction.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development,shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation within the site and on the boundaries shall be supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and facilitate its integration into the landscape setting. The vegetation on the eastern boundary, in particular, should be supplemented with similar species to ensure a definite natural boundary between the residential area and open countryside;
   
• consideration should be given to the retention of the existing farm buildings located in centre of the site and the laneway traversing the site and their incorporation into the proposed development;
   
• any access to the development from Avenue Road will require a right turning lane. Third party land will be required to achieve access standards. Appropriate
  access standards with regard to visibility splays and forward visibility should be provided. Direct access for individual dwellings will not be permitted onto Avenue Road; and
   
• any development for more than 200 houses, or any phased development which would result in a housing potential for the site as a whole of more than 200 houses, will require a Traffic Impact Assessment.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing trees and mature hedging on the site boundaries shall be retained where possible and supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and facilitate its integration into the landscape setting. The southern boundary, in particular, shall be planted with appropriate species to ensure a definite natural boundary between the residential area and open countryside; and
   
• any access to the development from Bowens Lane may require a right turning lane at the Bowens Lane/Waringstown Road junction, subject to the scale of the development. A footway link to connect with the existing network will be required. Third party land may be required to accommodate this access. Appropriate access standards with regard to visibility splays and forward visibility should be provided.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing trees and mature hedging within the site and on the boundaries shall be retained where possible and supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and to break up the housing mass and reduce the visual impact of the development. The belt of mature trees running across the centre of the site, in particular, shall be retained and incorporated into the development;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site; and
   
• the development shall be accessed through Woodlane to the northeast, subject to access standards being achieved. However, it is unlikely that access will be permitted onto Upper Toberhewney Lane unless there is significant improvement to the Toberhewney Lane/Gilford Road junction.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation on the site shall be supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and to break up the housing mass and reduce the visual impact of the development;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site and, in particular, the crest line in the eastern part of the site; and
   
• any access to the development through Carrickvale to the north will require a right turning lane on Old Portadown Road. Appropriate access standards with regard to visibility splays and forward visibility should be provided.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation on the site shall be supplemented by the planting of trees and bushes of appropriate species to reduce the visual impact of the development;
   
• the layout shall be designed to ensure that no houses back onto Old Portadown Road; and
   
• any access to the development from Old Portadown Road will be subject to access standards, with regard to visibility splays and forward visibility being met. A footway link along Old Portadown Road to connect with the existing  footway to the north will be required. Direct access for individual dwellings will not be permitted onto Old Portadown Road.

The developer should note that there is an existing foul sewer and two major water mains running along the northeastern boundary of the site. No building will be permitted over, or within 6 metres of, any of these sewers or water mains. In addition, there are no existing public surface water sewers available to serve the site: surface water could be discharged to a watercourse located within the site, subject to consent.
 

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation on the site shall be supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and to break up the housing mass and reduce the visual impact of the development. The northern boundary of the site, in particular, shall be planted to create a buffer between future housing and adjacent industrial activity;
   
• the stream which traverses the site should be retained as a feature and incorporated into the proposed development;
   
• consideration should be given to the retention of the stone wall which forms part of the site boundary along Old Portadown Road and its incorporation as a feature in the proposed development;
   
• the location of existing overhead electricity lines should be identified and their relationship with proposed housing specified;
   
• there is evidence of recent badger activity on this site. The badger is a protected species under the Wildlife (Northern Ireland) Order 1985 and a developer must conform with the statutory species protection measures for badgers;
   
• the layout of the proposal and the type of housing proposed should respect the topography of the site. The layout shall be designed to ensure that no houses back onto either Old Portadown Road or Gilpinstown Road; 
   
• the development shall be accessed onto Old Portadown Road through one access point located 50 metres northeast of the Ashdene Park/Old Portadown Road junction. This will require a right turning lane. Third party land will be required to accommodate this access. Access standards with regard to visibility splays and forward visibility must be met. A footway link along Old Portadown Road to connect with the existing footway to the northeast will be required. Direct access for individual dwellings will not be permitted onto Old Portadown Road; and
   
• any access onto Gilpinstown Road will require a right turning lane to Portadown Road. Third party land will be required to accommodate this access. Appropriate access standards with regard to visibility splays and forward visibility should be provided. A footway link along Gilpinstown Road to connect with the existing footway network will be required. Direct access for individual dwellings will not be permitted onto Gilpinstown Road.

• the results of a comprehensive survey, identifying trees, hedgerows and other vegetation to be retained and incorporated into the proposed development, shall be submitted with a planning application for full or outline permission;
   
• a detailed planting plan for the proposed development shall be submitted with a planning application for full or outline permission. The existing vegetation within the site and on the boundaries shall be retained where possible and supplemented by the planting of trees and bushes of appropriate species to provide screening for the development and to break up the housing mass and reduce the visual impact of the development. The mature vegetation along the south south western boundary, in particular, should be retained and supplemented with appropriate species to ensure a definite natural boundary between the residential area and open countryside;
   
• there is evidence of recent badger activity on this site. The badger is a protected species under the Wildlife (Northern Ireland) Order 1985 and a developer must conform with the statutory species protection measures for badgers;
   
• any access to the development from Gilford Road will require a right turning lane, with adequate spacing from the access to lands east of Gilford Road and stopping up of the southern section of Old Gilford Road. Third party land will be required to accommodate this access. Appropriate access standards with regard to visibility splays and forward visibility should be provided. A footway link along Gilford Road to connect with the existing footway to the north will be required. Direct access for individual dwellings will not be permitted onto Gilford Road. Any access onto Upper Mourne Road will be subject to access standards being achieved; and
   
• any development for more than 200 houses, or any phased development which would result in a housing potential for the site as a whole of more than 200 houses, will require a Traffic Impact Assessment.

• there is evidence of recent badger activity on this site. The badger is a protected species under the Wildlife (Northern Ireland) Order 1985 and a developer must conform with the statutory species protection measures for badgers; and
   
• the site can be accessed onto Gilford Road provided the following access standards are achieved: visibility splays and a right turning lane with adequate junction spacing from access on the opposite side of Gilford Road. The existing footway on Gilford Road frontage should be widened to 1.8 metres and widening to continue towards Lurgan (to where the existing width is 1.8 metres). Careful consideration is required for the actual positioning of the access on Gilford Road so that it does not conflict with the opposite access. Frontage development will not be permitted onto Gilford Road.

• Land at North Circular Road (15.54 ha);
   
• Land at Banbridge Road (18.62 ha); and
   
• Land at Gilford Road (8.57 ha).