Planning Portal

Craigavon Area Plan 2010
Portadown: Conservation (Page 2 of 3)

Local Landscape Policy Areas continued

Designation P/LLPA 4 River Bann Local Landscape Policy Area
A Local Landscape Policy Area is designated at the northwest floodplain of the River Bann. Within portions (a) and (b) housing development is acceptable, subject to key site requirements listed below. No other land use except for recreational use will be permitted within the remaining portion of the LLPA.
This site is part of the River Bann floodplain and is important for the long distant views of and from the riverbank. Ashgrove House, with its fine tree-lined drive and designed parkland setting, is included within the LLPA to emphasise the importance of retaining the historic combination of planned planting and open grassland for its significant contribution to the visual amenity of this area.

Within P/LLPA 4(a) proposals for housing development will be granted subject to the following key site requirements:

  • development will not be permitted on those areas of the site lying below the 16m Ordnance Datum contour;
  • 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 planning permission;
  • a detailed planting plan for the proposed development shall be submitted with a full or outline planning application. The existing vegetation within the site and on the boundaries shall be retained where appropriate and incorporated into the proposed development. The existing vegetation on the site shall be supplemented by the planting of trees and bushes to provide screening for the development and to break up the housing mass and reduce the visual impact of the development. The northern boundary, in particular, shall be planted with appropriate species to ensure a definitive natural boundary between the residential area and open countryside;
  • the layout shall be designed to ensure that no houses back onto the public road;
  • the layout of the proposal and the type of housing proposed shall respect the topography of the site, and, in particular its elevated nature when viewed from Ballyronan Road/Ashgrove Road, Island Road, the Woodside Area and from the southeast on the other side of the road;
  • access to Ashgrove Road will only be permitted via the existing private lane or through third party lands fronting Ashgrove Road. Access standards with regard to visibility splays and forward visibility must be met. Footway links to the nearest existing footway network will be required. A right turning lane will be required if more than 50 dwellings are proposed. A Traffic Impact Assessment will be required in order to assess the need for and extent of any further works unless the number of dwellings proposed is less than 100; and
  • the proposed layout shall be of compact traditional form, well integrated with existing and new planting.
The developer should note that an existing foul sewer passes through the eastern half of the site, running from north to south. A building restriction of 6 metres shall be observed around this pipe, and wayleaves preserved.

Within the P/LLPA/4(b) proposals for housing development will be granted subject to the following key site requirements:

  • development will not be permitted on those areas of the site lying below the 16m Ordnance Datum contour;
  • 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 planning permission;
  • a detailed planting plan for the proposed development shall be submitted with a full or outline planning application. The existing vegetation within the site and on the boundaries shall be retained where appropriate and incorporated into the proposed development. 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, in particular, shall be planted with appropriate species to ensure a definitive natural boundary between the residential area and open countryside;
  • the layout shall be designed to ensure that no houses back onto the public road;
  • the layout of the proposal and the type of housing proposed shall respect the topography of the site, and, in particular, its elevated nature when viewed from Ballyronan Road/Ashgrove Road, Island Road, the Woodside Area and from the other side of the railway line; and
  • for access to this site, if developed on its own, visibility splays of 4.5 metres by 90 metres will be required and a 2 metre link footway will be required which will also extend a along the entire frontage of the site.
The developer should note that an existing foul sewer is available at the southern site boundary to serve the site. A pumping station will be required as there is a section of low-lying land. There is no existing public surface water sewer to serve Portadown the site. A watercourse is located traversing the site and surface water could be discharged to it, subject to consent.
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