Planning Portal

Dungannon and South Tyrone Area Plan 2010
Policy Framework: Settlement


Dungannon and South Tyrone Borough has a strong rural settlement character with approximately two thirds of its population currently living in villages or the countryside. Major development proposals in the Borough have nevertheless centred primarily on the larger settlements of Dungannon and Coalisland.
With an estimated population of 10,983 (2001 Census), Dungannon is the principal administrative and commercial centre for the Borough. It is also the main industrial base, especially in manufacturing and food processing. Coalisland is the second largest town in Dungannon and South Tyrone Borough with an estimated population of 4,872 (2001 Census). It is an industrial and local service centre in close proximity to Dungannon, located approximately 6 kilometres to the northeast.
The Plan designates 31 villages within the Borough which act as local social, educational and commercial centres and which provide development opportunities to accommodate local needs, arising from within the villages and the surrounding rural hinterland. There is a significant concentration of villages in the eastern part of the Borough, in close proximity to both Dungannon and Coalisland. Some of these have witnessed significant growth relative to their existing scale and facilities.
Many of the Borough’s villages also enjoy relatively good access to the strategic road network, including Aghaginduff/Cabragh, Augher, Aughnacloy, Ballygawley, Clogher, Fivemiletown, Killyman, Moy and Tamnamore. As such, they are likely to be particularly attractive to potential development opportunities, including those for industry and business.

Regional Policy Context

The Regional Development Strategy (RDS) sets out a Spatial Development Strategy (SDS) to guide the physical development of the Region to 2025. The SDS is a hub, corridor and gateway framework designed to:
  • guide physical development throughout Northern Ireland over the next 25 years, subject to adjustment on review;
  • facilitate economic growth by identifying a network of locational opportunities for investment and development;
  • accommodate the necessary housing growth;
  • promote balanced community development;
  • create the conditions for improved and equitable access to a range of employment, commercial, health, education and community services across urban and rural areas; and
  • protect and enhance the natural and built environments.
The Spatial Development Strategy specifically identifies Dungannon as a main hub.
The Department’s regional planning policies for development in the settlements of Dungannon and South Tyrone Borough are currently set out in the various Planning Policy Statements published to date and A Planning Strategy for Rural Northern Ireland. These provide a coherent framework for future development within towns, villages and rural communities as appropriate. There is currently an ongoing programme of PPS preparation being carried out by both DRD and DOE (see Appendix 1).
Plan Policy SETT 1 Settlement Limits
A settlement limit is designated for Dungannon and for Coalisland and land is zoned for the principal land uses. Settlement limits are also designated for the following villages:
Aghaginduff/Cabragh, Annaghmore, Augher, Aughnacloy, Ballygawley, Ballynakilly, Benburb, Brockagh/Mountjoy, Caledon, Cappagh, Carland, Carnteel, Castlecaulfield, Clogher, Clonmore, Dernagh/Clonoe, Derrylee, Donaghmore, Dyan, Edendork, Eglish, Fivemiletown, Galbally, Granville, Killeen, Killyman, Moy, Newmills, Tamnamore, The Bush and Tullyallen.
Favourable consideration will be given to development proposals within settlement limits including zoned sites provided the following criteria are met:
  • the proposal is sensitive to the size, character and function of the settlement in terms of scale, form, design and use of materials;
  • the proposal respects the opportunities and constraints of the specific site and its surroundings and, where appropriate, considers the potential for the creation of a new sense of place through sensitive design;
  • there is no significant detrimental affect on amenities;
  • there is no significant conflict with recognised conservation interests there are satisfactory arrangements for access, parking and sewage disposal;
  • where appropriate, any additional infrastructure necessary to accommodate the proposal is provided by the developer; and
  • the proposal is in accordance with prevailing regional planning policy and the policies, requirements and guidance contained in Part 3 of the Plan.
The designation of settlement limits is partly to promote, and partly to contain, new development within that limit and so maintain the clear distinction between the countryside and the built-up area. This will help facilitate properly structured and appropriately scaled growth, protect the individual character of each settlement and constrain ribbon development and urban sprawl in the surrounding countryside. In Dungannon and Coalisland, areas are also zoned for the principal land uses to promote orderly growth. Within the villages, housing proposals will be considered on their merits, providing developments are generally small scale, low density, appropriately located and of sensitive design, materials and form.
It must be stressed that inclusion of land within settlement limits does not imply automatic consent for any particular development, even on zoned sites. All development should contribute to a sustainable and quality environment.
The Department will require development proposals to be designed and implemented in accordance with prevailing regional planning policies and with the relevant Plan policies and proposals, including the key site requirements set out for zoned land. The key site requirements set out the most important matters which developers will need to address in bringing forward proposals for specific sites. They focus on the main infrastructure requirements and local design requirements.
Developers should, however, note that while the key site requirements for the development of zoned sites are set out in the Plan, the need for certain supplementary infrastructure works and/or mitigation measures necessary to facilitate the specific scale and form of development proposed may only be identified at planning application stage e.g. as a result of an Environmental Impact Assessment or a Transport Assessment.
Many development sites will require the improvement of existing infrastructure and/or the provision of additional supplementary infrastructural works to enable the development to take place e.g. transport infrastructure, water and sewerage or land drainage. It is presently government policy that developers should bear the cost of works required to facilitate their development proposals. This policy applies to both public and private sector developments. Where appropriate, planning agreements under Article 40 of the Planning (Northern Ireland) Order 1991 may be used to enable developers to proceed. Developers are urged to liaise early in the preparation of their proposals with the relevant Department, Agency or service provider.
The settlement limit and land use zonings for Dungannon, Coalisland and the villages are shown on the settlement maps. Specific requirements and guidance for each settlement and the zoned sites are contained in Part 3 of the Plan.
Plan Policy SETT 2 Protection of Accesses
Protected access points are identified in Dungannon, Coalisland and Fivemiletown.
Planning permission will be refused for development proposals that would prejudice the provision of satisfactory access through these access points to neighbouring backlands.
Elsewhere within all settlements, there will be a presumption against development proposals that would prejudice future potential development opportunities.
The Department identifies the position of certain access points within Dungannon Coalisland and Fivemiletown, which it considers important to protect. These are at locations where future access opportunities are limited by the extent of existing development or where, in the interests of traffic safety, access may be restricted to certain points. The Department wishes to ensure that development proposals will not encroach upon or prejudice the future provision of satisfactory access, including visibility splays, at these locations. Elsewhere within settlement limits, the Department wishes to ensure that proposals will not unduly restrict the development potential of adjoining lands and will therefore consider the effect any proposal may have on the accessibility and comprehensive development of such lands.
The identification of these access points does not necessarily indicate that they are suitable in their present condition for use as access to the site. Depending upon the scale of the development proposed, access points may have to be upgraded to meet the Department for Regional Development’s Road Service standards. These access points are identified on the relevant settlement maps.
Previous Next
Get Adobe Reader software (link opens in a new browser window)