Bridge Street scheme approved despite over 400 objections

RESIDENTS of Riverside and Massereene Street have expressed disappointment after a social housing development was approved in Bridge Street despite over 400 objections (story first published in March 2025).

The site is located on vacant land adjacent to a public car park close to the junction of the Dublin Road and Bridge Road. A car showroom, which is now demolished, formerly occupied a section of the land. The Six Mile Water River runs to the eastern boundary of the site with a public car park to the north.

During the processing of the application, an amended scheme was submitted reducing the number of apartments from 48 to 38, reducing one block of the scheme by a storey and replacing a flat roof with a pitched roof.

At a meeting of Antrim and Newtownabbey Borough Council’s Planning Committee last week, Chair, Jeannie Archibald-Brown, who works in the officer of DUP MLA Trevor Clarke, and committee member Roisin Lynch of the SDLP, the only Antrim Town rep on the committee, declared an interest in the item and left the chamber.

Vice Chair, UUP man Stephen Cosgrove said ‘thank goodness’ as he introduced the application for 35 two-bedroom and three one-bedroom apartments to be located in two buildings at Bridge Street for over 55s, by Mainline Contracts on behalf of Alpha Housing Association.

A large number of local residents, including members of Riverside and Massereene Street Residents Association (RAMS) who have expressed concern about flooding and pressure on the sewer network from the proposed development, were present in the public gallery last week.

Members were told that, since the preparation of the Committee Report, additional information had been received including additional letters of objection and letters of support.

In total 408 objections were received and four letters of support.

The addendum report said: “The additional letters of objection raise concerns regarding the increase in flood risk, the impact on sewage infrastructure and the consequential impact upon existing neighbouring properties. Concerns were also raised regarding the impact of the development upon the Antrim Conservation Area.

“Video extracts and imagery have been submitted to show the impact of previous flood events including out of sewer flooding. In addition, information regarding the impacts of previous flood events and out of sewer flooding has been provided, along with a topographical survey along with imagery of vermin infestation which it is indicated was as a result of inadequate sewage infrastructure.

“Fundamentally the concerns relate to the cumulative impacts of development along the Six Mile Water River and the potential for the proposed development to increase the existing flood risk and sewage issues in the area.

“In relation to previous flood events and the cumulative impact of developments along the Six Mile Water, there has been no evidence provided to demonstrate that the approval of the current proposal would contribute to or exacerbate existing issues.

“Furthermore, DfI Rivers is the statutory body that holds information in relation to historic flooding events and has the expertise and knowledge in relation to the cumulative impact of development within or adjacent to the floodplain and they have not objected in this regard.

“Additionally, NI Water initially indicated that the receiving foul sewerage network could not presently serve this development proposal without significant risk of environmental harm and public dis-amenity including pollution, flooding and detrimental impact on existing properties.

“However, NI Water and the applicant have agreed a downstream engineering solution to mitigate the foul capacity issue and has indicated that they will allow a connection for this development proposal. This solution is to be fully funded and delivered by the applicant.

“Thereby NI Water has raised no objections to the proposal subject to conditions. If planning permission is forthcoming, a condition requiring a connection to the public sewer will be required to be agreed with NI Water before development commences.

“Other concerns raised relating to the lack of engagement from the housing provider Alpha Housing, however, a letter of support from Alpha Housing disputes this and indicates that a meeting was arranged and was postponed on two occasions.

“Alpha Housing go on to indicate that their aim is to establish a communication channel for ongoing engagement both during the planning process and if planning permission is forthcoming with the local community.

“Additionally, letters of objection from the residents group seek a deferral of the application until such times that a follow up meeting is arranged with Council officials and the residents group. A meeting was facilitated by officers with representatives from RAMs on 29 January 2025 as a resolution to a complaint in relation to planning matters at the Belmont Hall development.

“Council officers agreed to facilitate a further meeting with the RAMS group to discuss issues for which the Council has responsibility and also how the group itself can be supported from a community development perspective. It is not disputed that collaboration with stakeholders and departmental bodies is to be encouraged and would be beneficial to alleviating residents’ concerns with ongoing issues in the area, however, any follow up meeting has no relevance to the current planning application.”

At the meeting last week, planning officer Alicia Leathem said that the main concerns related to parking, sewerage, infrastructure and parking. She said the design and appearance of the amended scheme is ‘considered acceptable and will not detract from the setting of the conservation area’.

She said that the Department for Infrastructure (DfI) Rivers had indicated the proposed apartments and parking area will be located outside the floodplain, and that NI Water had found the proposed scheme to be acceptable subject to an ‘engineering solution’.

Ms Leathem said that an ‘under-provision’ of car parking, with 57 spaces required, could be balanced by the fact that policy allows for a reduction at town centre locations served by public transport and with a car park nearby.

The applicant brought in some big guns, including eminent Belfast barrister Stewart Beattie, a Planning and Environmental Law specialist involved in public inquiry, planning appeals and judicial reviews since the early 1990s.

He has represented a number of councils in cases, been involved with planning issues involving Belfast City Airport, Casement Park and Dalradian Gold Limited, branches of Marks & Spencer, Lidl and Asa and recent clients include Belfast Harbour Commissioners and Lough Neagh Sand Traders.

One of the speakers was UUP Antrim Town councillor Leah Smyth, who read out a statement on behalf of South Antrim MP Robin Swann.

She said: “Members will be aware of the immense pressure on any development caused by the lack of NIW infrastructure and the support of NIW for this scheme is due to a significant planning gain.

“Put simply the wastewater infrastructure locally is challenged by foul water and storm water entering the same system. This project diverts the storm water from that system freeing up capacity for development. This is not unique in fact it is widely used to create capacity in the system and will become the standard for all future development where such an option is available.

“On this basis there are no sustainable planning reasons why permission should not be granted. But as with many planning applications it’s not just about the structure, the issue is also about why it’s needed.

“The Antrim and Newtownabbey Borough Council area has the third highest level of homelessness in Northern Ireland much of that driven by the number of people living in unsuitable accommodation. Through declining physical ability due to age or illness the house that was a home no longer meets the individual needs.

“For those on the waiting list for this provision and the dozens who will benefit this is literally life-changing, while they have become dependent on others because of their current living circumstances they know that in suitable accommodation they can regain a greater level of independence, greater freedom and a return of dignity.

“There has been the need for such a development for many years, for this generation it is unlikely another opportunity will occur due to funding limits and the lack of infrastructure. In the absence of any sustainable planning reasons for refusal I would ask you to support this application.”

But Sinn Fein Antrim Town councillor Lucille O’Hagan spoke out in opposition.

“I am here to speak on behalf of and in support of the Residents of Riverside and Massereene Streets, and to formally object to the proposed housing development on Bridge Street on the banks of the Six Mile river,” she said.

“Riverside and Massereene Street is a historic area of Antrim town. They have suffered decades of flooding, inadequate waste water infrastructure, causing widespread damage to property, loss of possessions and extreme trauma whilst living in fear of it happening again.

“Many residents are unable to secure home insurance because of the recurring flooding to their homes. It is widely believed that upstream developments along the river, have had negative, repercussive environmental effects, with adverse consequences, upon the resilience of local infrastructure and waste water treatment, service provision.

“I am deeply concerned that the residents of RAMS have not had their fears on the new development alleviated, despite highlighting these as priority issues. In recent months, myself and Declan Kearney, MLA have facilitated a number of engagements between the residents and agencies in an effort to resolve residents’ concerns regarding the ongoing flooding and waste water pressures, which have been a systemic problem for many years.

“We have also encouraged the developer to meet with residents directly to consult on their objections, to the current planning applications and regrettably this has not taken place.

“I and Sinn Fein strongly endorse the need for expanded provision of social housing in Antrim Town. However, very real concerns that the existing flood management and waste water infrastructure are insufficient to deal with challenges. They are a lived reality for residents

“Antrim has been identified as a transitional area of potential significant flood risk and as a result is included in the Rivers Directorate Capital Works Programme. The Department for Infrastructure has now agreed to undertake a feasibility study in the near future, however, completion of this study is not expected before the end of 2026.

“Given the extent of the flooding and waste water issues at this location, I feel it is premature to proceed with a significant development on the banks of the Six Mile River, before the results of the planned study are known and any requisite flood and waste water mitigations are put into place,

“There are very legitimate concerns regarding relevant agencies approving the application, even with the conditions attached. Previously conditions relating to flood risks were applied to a nearby development, upstream from RAMS location. These conditions were not enforced at the time nor have they been adequately addressed during the intervening years. This fact compounds the fears of residents around the proposed development.

“I grew up on the banks of Six Mile river, an area of great beauty, loved by the local people. I share a lived experience with residents, my family home was very badly flooded a few times, the worst in 2008 when flood water over five feet came into the home. Emergency rescue services came in a boat, to take my parents out of an upstairs bedroom window . They were forced to live in a hotel for weeks before managing to get private rental. They were out of their home for a year. We lost cherished family photographs in the flood and personal possessions.

“The emotional trauma and absolute lived experience of these residents cannot be ignored. As a result, I submit that this planning application is inappropriate at this time and at this particular location.”

Also speaking in opposition was South Antrim Alliance MLA John Blair, who said: “In normal circumstances I would not object to such application but these are not normal circumstances as the regular flooding of neighbouring streets demonstrates.

“My comments will be in line with objections already submitted in writing.

“Firstly, Planning Policy Statement (PPS) 3: Access, Movement, and Parking states that new developments must not create road safety issues or excessive congestion. The proposed access onto Bridge Street and Dublin Road will significantly increase traffic and pose challenges for emergency services, particularly given the existing constraints of the road network. The lack of adequate parking provision will only exacerbate this issue, forcing parking on already congested roads.

“Secondly, Planning Policy Statement (PPS) 12: Housing in Settlements requires that new developments are sustainable and do not overburden existing infrastructure. Waste management and drainage infrastructure must be capable of accommodating additional demand, yet no clear evidence has been provided that this is the case. There is persistent flooding in the area. That is a fact.

“Furthermore, the Strategic Planning Policy Statement (SPPS) highlights the importance of protecting environmental quality and ensuring sustainable drainage. This development risks increasing surface water runoff, which could lead to localised flooding. All new development, involving tarmac and hard stands on the Sixmilewater, increases risk in a conservation area. You will hear from residents on existing flooding patterns.

“Crucially, Finally, sewerage capacity is a material planning consideration. While DfI Water may oversee the infrastructure, it is the Council’s duty to assess whether the site is suitable. If the sewerage system is already under strain, granting this application risks future environmental and public health issues. The burden of proof lies with the applicant to demonstrate that sufficient capacity exists, and until this is resolved, the application should not be approved. I have seen economic development proposals deflected in the town, two streets away, because of its lack of waste water infrastructure. I have stood with residents under flood conditions. I ask that you stand with them now and reject the application until a viable flood alleviation scheme is in place for Antrim.”

Answering a question from UUP rep Robert Foster on why NI Water now had no concerns about the development, Mr Blair said that he had stood with residents in a flooded Riverside in November 2024 as water ‘washed up the street’.

Resident Dawn Aiken recalled the 2008 flood in which 191 homes were inundated, adding that the incidents were now happening more frequently and would continue to do so with the onset of climate change.

She noted that much of the recent flooding, which traps people living in the one-way street, does not fall into the Q1 in 100 metric and is therefore not recorded or taken into account.

Ms Aiken also mentioned that the development freeboard is at just over 18.8m, whereas the road in Riverside floods when the Six Mile Water is at 16.1m.

She concluded: “If the Planning Committee passes the application, it sends out a message that sewage in our homes and streets is acceptable. The planning system lets our neighbourhood down.”

Joanne Elder, a representative, of RAMS, reiterated that there had been more than 400 objections to the proposal and repeated fears about climate change and stress on the sewer system, noting that other developments had been refused because the system was at risk of being ‘overburdened’.”

In support of the scheme, planning consultant Thomas Bell said: “The scheme is the very definition of urban regeneration. It is an opportunity to bring back into life this part of the town.”

He added that eight of the units are for residents with complex needs.

“The scheme represents a real opportunity to regenerate the area and contribute towards addressing social housing need.”

As previously reported by the Antrim Guardian, the agent has proposed a number of measures to ‘promote a more sustainable mode of transport’, including the offer of a travel card to one resident in each apartment. This will take the form of the Ulsterbus town service travel card which will enable residents to travel around Antrim town at a cost of £564 per apartment, totalling £21,432 for 38 apartments, per year to be available for a three-year period. Each apartment will be given a £200 voucher towards the purchase of a bicycle. There will also be a storage area for mobility devices.

On foot of questions from several committee members, including solicitor and Alliance Alderman Tom Campbell, chief planning officer Barry Diamond indicated that the ‘expert opinion’ and advice from the consultees in the report would essentially hold more legal weight than the concerns of local residents.

In terms of the future impact of flooding and climate change, he said that the council was bound by current guidance and not projected or future policy.

Councillor Foster asked what the engineering solution was, and was told by Tim Cousins of Lisbane Consultants that an attenuation system would be installed to divert rain or floodwater away from the sewer network and release it back into the river at a greenfield run-off rate.

Such a proposal was mooted by Antrim Construction Company before Belmont Hall was constructed upriver in 2018, but it was replaced by a SUDS system of ponds, which are currently now under construction.

Sinn Fein councillor Henry Cushinan asked if this would mean less flooding incidents in Antrim town. Mr Diamond said that it would ‘not in itself’ improve the flood risk, but would equally not make it worse.

Answering another question from Councillor Foster, and from Sinn Fein rep Rosie Kinnear, he said that it was accepted that the site flooded, but that no development would be permitted on that area of the site and that the development would not add to the effect on residents.

Mr Diamond confirmed that planning permission could be rescinded and development stopped if the conditions attached to approval were not met.

Sinn Fein’s Anne Marie Logue asked how the applicant or planners knew that the attenuation system would work, if it had not been built yet.

Alderman Campbell, noting that the committee had to be guided by the best legal advice, rather than ‘the most popular’ view, proposed that the recommendation to grant planning permission be approved, seconded by Councillor Foster.

This was passed, after eight members voted in favour and two - Councillors Cushinan and Logue - abstained.

A representative for Alpha Housing Association confirmed to the Antrim Guardian: “As designed, the proposal is to provide storm water storage on site using 1200mm diameter concrete pipes and associated large maintenance holes. Flow control attenuation will be achieved using a storm brake which will reduce the discharge to the river to green field run off rates. The pipes will be situated under the entrance road. All will be subject to detailed design and signoff by NI Water. They will be subject to a NI Water Article 161 agreement and will be adopted and maintained by NI Water.”