Planning Portal

Ards and Down Area Plan 2015
Down District: Crossgar

Crossgar lies on the main A7 Downpatrick to Belfast Road, approximately 27 kilometres from Belfast and 8 kilometres from Downpatrick. It has developed as a small market village at the intersection of five main routes over the Glasswater River.
Today Crossgar is a small service centre with a variety of shops and businesses. It is also a commuter village, popular due to its location on the strategic road network.
Employment is provided by a range of specialist industries, e.g. a poultry processing plant within the village. The town is also the Headquarters for the Ulster Wildlife Trust, which runs a Wildlife Centre open to the public at New Line.
Development was originally concentrated along Downpatrick Street, Killyleagh Street and the small streets around the Market Square, which is overlooked by a church, the listed Market House with its central clock and the Masonic Hall.
Most development within the village has occurred over the last 30 years particularly to the south and south east along the Downpatrick Road.
As identified in the Northern Ireland Landscape Character Assessment, the attractive wooded landscape of Tobar Mhuire provides a distinctive landscape setting to the east of the village centre while Rademon Estate and associated grounds create a setting for the village to the west.
Proposal CGR 01 Settlement Limit
A Settlement Limit is designated in accordance with Policy SETT 1 in Volume 1 of the Plan and as indicated on Map No. 3/010, Crossgar Settlement Map.
The designated Settlement Limit excludes lands to the west adjoining the Glasswater River that are subject to flooding, high ground to the east and south east and the attractive landscape of Tobar Mhuire as referred to above.
It includes future housing opportunities on land within the existing urban area at Station Road, within the previous Development Limit at Downpatrick Road and to the south along Kilmore Road adjoining the former railway
Proposal CGR 02 Housing Policy Areas
The following Housing Policy Areas are designated in accordance with Policy SETT 2 in Volume 1 of the Plan and as indicated on Map No. 3/010, Crossgar Settlement Map. Development of the lands below will be subject to the following Key Design Considerations:
HPA 1 Lands between Station Road, Edenvale, Downpatrick Road and Westlands Close
  • housing development to be a minimum gross site density of 30 dwellings per hectare;
  • provision of a satisfactorily sited access onto Station Road (via the existing entrance) incorporating arrangements to facilitate Edenvale development road;
  • development shall be phased in accordance with the required upgrading to sewerage systems;
  • provision of a pedestrian footpath and cycleway to run from the former railway line and to link housing areas to the south (existing and proposed) with the village centre;
  • a 3-5m planted landscape buffer to be provided along the boundaries of existing commercial premises to protect the amenity of the proposed dwellings; and
  • access arrangements and dwelling layout to be designed to ensure houses front and provide pedestrian access onto Downpatrick Road and future internal access routes to ensure an attractive frontage immediately adjacent to a busy transport route and a main access route into the village.
HPA 2 Lands west of Downpatrick Road and south of Westlands
  • provision of a satisfactorily sited access onto Downpatrick Road serving a maximum of 50 dwellings and a separate access from Graysfield serving a maximum of 50 dwellings in total;
  • design of access arrangements and dwelling layout to ensure that future houses front internal access roads;
  • development shall be phased in accordance with the required upgrading to sewerage systems and provision of a pumping station;
  • provision of a pedestrian footpath and cycleway linked to the former railway line which is protected to provide a pedestrian and cycle link to the village centre;
  • the mature trees and vegetation along the former railway embankment shall be permanently retained;
  • the former railway embankment shall be protected in accordance with Planning Policy Statement 3 (PPS 3): Access, Movement and Parking and consideration shall be given to the relationship between proposed housing and any future footpath and cycleway along the former railway line;
  • the existing hedgerow along the southern boundary adjacent to the open countryside shall be retained and enhanced with a 8-10 metre belt of trees of native species to provide screening for the development and help integrate it into the surrounding countryside;
  • additional planting of trees of native species to be provided along the boundaries with existing housing on Westlands, Graysfield and Downpatrick Road; and
  • the existing trees in the centre of the site to be retained and integrated into an area of public open space.
HPA 3 Lands east of Kilmore Road and south of Edenvale
  • housing development to be a minimum gross site density of 20 dwellings per hectare;
  • provision of satisfactorily sited accesses and visibility splays onto Kilmore Road to each serve a maximum of 50 dwellings and provision of a footpath to link with lands at HPA 1;
  • design of access arrangements and dwelling layout to ensure that houses front Kilmore Road and internal access roads;
  • development shall be phased in accordance with the required upgrading to sewerage systems and provision of a pumping station;
  • provision of a pedestrian footpath and cycleway to link to the disused railway line which is protected to provide a pedestrian and cycle link to the village centre;
  • the mature trees and vegetation along the former railway embankment shall be permanently retained;
  • the former railway embankment shall be protected in accordance with Planning Policy Statement 3 (PPS 3): Access, Movement and Parking and consideration shall be given to the relationship between proposed housing and any future footpath and cycleway along the former railway line;
  • the existing hedgerow along the southern boundary adjacent to the open countryside shall be retained and enhanced with a 8-10 metre belt of trees of native species to provide screening for the development and help integrate it into the surrounding countryside; and
  • existing mature trees around the dwelling at White Hill to be permanently retained except those required to be removed to provide a satisfactory means of access  
Planning applications within the Housing Policy Areas will also be processed in accordance with the requirements of all prevailing planning policy.
Proposal CGR 03 Industrial Policy Area
The following Industrial Policy Area is designated in accordance with Policy SETT 2 in Volume 1 of the Plan and as indicated on Map No. 3/010, Crossgar Settlement Map. Development of the lands below will be subject to the following Key Design Considerations:
IPA 1 Lands at Kilmore Road
  • entire site to be used for light industrial use as defined in Use Class 4 of the Planning (Use Classes) Order (Northern Ireland) 2004 and no other type of industrial use;
  • all new development shall provide a high quality of layout and design; and
  • the boundary of the site adjacent to the Glasswater River to be landscaped with a 8-10 metre belt of trees of native species to provide screening for the development and protect the river corridor (see Proposal CGR 04, LLPA 2).
A building within this site has already been approved for conversion to a hardware shop. It is considered that this site is likely to be unsuitable for housing development due to its proximity to the sewage works and Crossgar Poultry but would be suitable for light industrial use or appropriate alternative mixed business use which would not be detrimental to the amenity of adjoining residential properties.
Planning applications within the Industrial Policy Area will also be processed in accordance with the requirements of all prevailing planning policy.
Policy CGR 04 Local Landscape Policy Areas
The following Local Landscape Policy Areas are designated in accordance with Policy CON 2 in Volume 1 of the Plan and as indicated on Map No. 3/010, Crossgar Settlement Map and the relevant Down Countryside Map.
Those features or combination of features that contribute to the environmental quality, integrity or character of these areas are listed below.

LLPA 1 Tobar Mhuire

  • listed house built in 1864, now used as a Passionist monastery and formerly Crossgar House, listed gate lodge, gates, walls and railings and listed conservatory glass house and walled garden within beautiful wooded surroundings combined with formal lawns and gardens;
  • localised hilltop plantation and parkland visible in the wider landscape;
  • archaeological site – a holy well, St Mary’s well which gives its name to the estate; and
  • the small estate including a playing field built within an original clearing and attractive stone wall field boundaries provides a unique landscape setting to village and an attractive tree lined approach into the village centre.
These lands are also designated as a Historic Park, Garden and Demesne under Proposal COU 7 in Volume 1 of the Plan.

LLPA 2 Glasswater River Corridor

  • river and flat undeveloped river corridor landscape provides a setting to the west of the village and is important for its nature conservation interest;
  • visually significant mature riverside vegetation especially to north of village; and
  • recreation potential for a riverside walkway extending to south to connect with Kilmore.
Proposal CGR 05 Existing Amenity Open Space and Recreation
The following areas of existing amenity open space and recreation are designated in accordance with Planning Policy Statement 8 (PPS 8): Open Space, Sport and Outdoor Recreation and as indicated on Map No. 3/010, Crossgar Settlement Map:

Active Open Space

  • Lislea Drive: Playground
  • Westlands: Playground

Amenity Open Space

  • Lislea Drive: Recreation Area
  • The Square: Amenity Area
There are Council owned playing fields close to the Settlement Limit on Kilmore Road and a privately owned football pitch south of Market Street within Tobar Mhuire.
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