Plans to build a new EuroSpar and petrol filling station as part of a multi-million pound mixed-use development at Orangefield in Armagh are expected to be given the go-ahead later this week.
But the overall scheme will not go ahead in its entirety, with the inclusion of three new retail units – one of them earmarked as a hot food outlet – dropped from the development.
A total of eight industrial units are still included in the proposals, which will be considered at Wednesday’s sitting of ABC Council’s planning committee.
The recommendation from planning officials is that the application – first mooted almost three years ago – be allowed to proceed.
According to supporting information, the overall development will represent a “significant investment” that will “create jobs and provide local services for the local community”.
A pre-application exercise was carried out early in the summer of 2023, with a full application following hot on its heels in November.
In the interim, amended plans and the usual behind scenes correspondence – expected with a development of this scale – have been ongoing.
The proposals for the three shops appear in several site maps; one, in July 2024, suggests that, in addition to the hot food unit, the other two may have accommodated a hairdresser and launderette as end tenants.
By February of 2025, however, the trio of smaller retail units have gone from the most recent site plan, their intended location designated then as a “proposed goods delivery” area for the new main supermarket, which is expected to be branded as EuroSpar.
The overall development is earmarked at Ballynahonemore Road, the proposals lodged in the name of Mark Shilliday.
The original application had included seven industrial units. This was later update to allow for the provision of eight units, with one of those originally planned to be sub-divided.
Armagh I first revealed plans for the development back in the summer of 2023, with news that a pre-planning application had been made.
With feedback received, a full planning application was drawn up and submitted to officials, alongside supporting documents which detailed the exploration of other sites in Armagh, including at Stewarts Hill, off Barrack Hill, where plans for housing were moving forward. All were deemed unsuitable.
The application up for approval this week will allow a “mixed use development”, which will require the demolition of an existing vacant house, industrial unit and the Today’s Local Shop, which has served the community for many years.
In its plans would the build a new “neighbourhood shop with fuel forecourts”, covered by a canopy, and eight “light industrial/trade counter units”.
There would also be associated car parking, a proposed new access on to the Ballynahonemore Road and landscaping.
According to a planning statement: “It is a significant investment in this area and a welcome redevelopment of existing lands, some of which can be categorised as brownfield.
“The proposal will create jobs and provide local services for the local community. Its merits are recognised as important in retail and wider planning policy.”
Despite not requiring a retail impact assessment, one was provided nonetheless.
And it reports that there are “no scenarios where the proposal could cause significant adverse impact on the protected Central Area of Armagh”.
Indeed, it adds: “There are no sites closer within the Commercial Core or Central Area, or its edge that would be suitable for this proposal.
“The proposal is an out of centre location which is accessible by public transport. It is located in a mixed use area which will attract people that live and work in the area and will be accessible on foot and bicycle.
“The site already has a shop located on it and given this is successfully trading there is clearly a need for retail use in this area. Enhancing that retail offer is a qualitative improvement in shopping and services for the local community.”
The development, the statement says, would have a “positive economic impact”, as it would see a “major financial investment in the east Armagh area”, which would deliver “significant construction jobs, contracts to local construction companies, additional retail, service and industrial jobs; and contracts to local suppliers”.
The new supermarket would stretch to close to 8,000 sq ft, the majority of which – over 5,300 sq ft – would be for sales. The remainder covers office, storage and ancillary uses.
There would also be a deli counter and hot food serving area, with tables and chairs “for customers to sit and consume their food and drink” and, of course, toilets too.
There would be three-serviced and three self-serve checkouts for customers.
The planning statement adds: “The shop will sell the normal local shop ranges with a selection of mainly ambient food, with some chilled dairy produce and frozen food available. Fresh bread and snacks will also be provided, as well as confectionery, crisps and cigarettes.”
Additional supporting information submitted a year after the original pre-application consultation reinforced that message, and said there was a “qualitative need for this proposal”.
It states: “Replacing it as a new larger supermarket, will provide commuters and the local shoppers with an increased choice, more convenience allowing them to top up their groceries when shopping.
“Moreover, the enlarged proposal will bring the premises in line with modern customer expectations and also provide other site improvements including the availability of EV charging points.
“The new brand of the proposal, most likely a Spar, is a modern form of retailing which customers are coming to expect. The petrol filling station shop will provide customers with an opportunity to top up their shopping travelling area the area
“This part of east Armagh has no local neighbourhood shop, and the proposal is well placed to provide for the needs of the local community.
“The close proximity to the industrial area and the new industrial units will make the proposal site suitable to meet the needs of employees working in the area. This is particularly important in the morning and at lunch time when workers will look for a hot meal.”
The petrol filling station, meanwhile, would boast two islands of fuel pumps covered by a canopy.
There would be a total of 57 car parking spaces for the shop, as well as two electric vehicle charging points and three disabled parking bays. Covered cycle stands would also be positioned around the site.
The industrial units would be built in three blocks and be of different sizes. There would be over 80 parking spaces, as well as disabled and cycle parking. There would also be a large turning circle for HGVs.
There is also landscaping planned along the overall boundary of the site.
A separate application will follow for a ’totem’ style structure to highlight on-site facilities.
The statement says that the application has “been submitted with a full suite of supporting reports that demonstrate it will not cause harm to local residents or the natural or built environment and can be suitably accommodated on site in terms of roads and drainage infrastructure”.
When the planning committee meets this week, it will receive a report in which officials recommend allowing works to go ahead.
Among the submissions to go before committee is an assessment paper which says the move to drop the three shops element from development will “reduce the relative traffic noise impact”.
The planning case officer, meanwhile, says that while the nature of the proposal will result in a permanent change to the land use, the “scale and magnitude of the impacts will be controlled by adequate planning conditions thus limiting the duration and frequency of the impacts”.
His submission adds: “Consultation with the relevant bodies, appropriate planning conditions and compliance with the relevant legislation will serve to protect and potentially reduce the possible impacts of the development.”
It will now be in the hands of the committee on Wednesday as to whether or not the development will proceed.
