The decision went to a knife-edge vote at a council committee
A controversial plan for an office and apartment building in Holywood town centre will go ahead despite an objector’s petition.
Elected representatives at Ards and North Down Borough Council, on a knife-edge vote decided by the committee Chair, have approved a plan which has aroused 59 local objections, including one petition.
At the September meeting of the council’s Planning Committee, an application by M Strydom was passed for demolition works at King House, 37-39 High Street, Holywood, for the erection of a four storey building, comprising a ground floor office and five apartments above.
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The proposal is to demolish the detached single storey building to the rear of the site, the boundary wall and also some of the rear elevation of King House, for the erection of a four storey block to the rear. The existing King House building will remain.
The new extension to the rear will facilitate an office unit of 60sqm and five new apartments provided over the first, second and third floors. The proposed development does not provide parking.
Council planning officers recommended the application for approval. On a vote in the chamber, five councillors voted in favour of the application, five against, and two abstained. The committee Chairperson, DUP Councillor Carl McClean, was required to give the casting vote, and voted in favour of the application.
The character of the surrounding area is largely commercial to the south but residential to the north, including Strand Avenue, a large housing development which includes terraced properties and substantial apartment blocks. There are also three storey apartment blocks adjacent to King House, overlooking High Street.
The 59 letters of objection came from eight different addresses, including two “pro-forma” letters. Council officers consider the total number of objections as eight.
Objectors raised concerns about the impact on parking, residential character, and on the conservation area, as well as the potential for loss of light and overshadowing. They also raised concerns about the impact from construction traffic, the development increasing population density, and the potential for noise and light pollution on nearby residential receptors. There were also complaints that not all nearby properties were notified.
The planning report on the application states: “Given the location of the unit at the rear of the existing building and its small scale (60sqm) it is considered that it will not harm the vitality and viability of the primary retail core.
“There is a pedestrian laneway on the north-eastern side of the building but due to the built-up nature along High Street, there will be very limited views of the proposed extension from High Street.”
It adds: “The location of the development would appear as a continuation of this existing density along the streetscape of Strand Mews and would not be considered to be inappropriate. Overall, the proposed building is reflective of the general character of the locality.”
It states: “Considering the path of sunlight it is noted that the extension will only impact the rear amenity area in the late evening, and is not likely to have an unacceptable adverse impact on loss of sunlight on the rear windows due to their northwest facing location.”
It adds: “It must be noted that representations received highlighted the potential impact of the development on parking within Strand Mews. The Northern Ireland Housing Executive also raised similar concerns and confirmed that Strand Mews is privately owned and used for the parking of their residents. Notably, the parking survey carried out excludes the consideration of spaces within Strand Mews and has demonstrated ample availability within the area to accommodate any needs of the development.
“Furthermore, as Strand Mews is privately owned, the role of enforcing who parks on this land sits outside of the remit of planning. Given the town centre location, the availability of parking spaces within walking distance of the site and the availability of alternative modes of transport, it is considered that parking is not critical to serve the proposed development.”
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