TSA LCC Sandholes

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Hello and Welcome Introduction

Welcome to our Pre-Application Community Consultation (PACC) website. This PACC is in respect of a proposed commercial development comprising 8no. industrial units, 1no. bio-methane plant and 1no. parking lot. Development includes use of the approved access at Sandholes Road and a new access from Dungannon Road; car parking and yard areas; landscaping; and all other associated site and access works on land between Sandholes Road and Dungannon Road, Cookstown. This website follows our community consultation event which was held on Tuesday 3rd June 2025 at the Greenvale Hotel, 57 Drum Road, Cookstown, BT80 8QS The proposal is being brought forward by local family-owned company LCC Group Ltd. Established in 1986, LCC Group is an independent company initially set up to provide coal to homes in Northern Ireland. They have since grown to supply coal, oil, gas, electricity and logistics services to homes across the UK and Ireland. With global industry links, LCC Group are a well placed player in the UK and Irish energy sectors. Employing c. 200 people, with UK Head Office in Churchtown to the north of Cookstown, this proposal forms an integral part of LCC’S ambitious growth plan. Purpose of Consultation and Next Steps The purpose of this consultation is to share initial details and collect feedback from the community and interested parties on our concept proposal. This process will help to inform the future submission of any Planning Application to Mid Ulster District Council. We are committed to engaging with all members of the community, both from Cookstown and further afield, and are now launching a consultation website, following the in person event in June. All feedback received will be shared with the project design team to help shape our concept proposals. A Statement of Community Involvement (SoCI) will be submitted as part of any future Full Planning Application to Mid Ulster District Council, summarising the consultation process, all feedback received, our response and how we have incorporated any appropriate feedback into the final proposals for the scheme. At such times, this will be available to view on the Mid Ulster Planning Portal.

Indicative CGI

Strategic Context Cookstown is the principal administrative and commercial centre for Mid Ulster District Council, located centrally in Northern Ireland and to the west of Lough Neagh. Cookstown is equidistant from Belfast to the east (48 miles) and Derry City to the northwest (43 miles). As noted by the Regional Development Strategy (RDS) 2035 for Northern Ireland, Cookstown is a Main Hub which has the potential to form a cluster with Dungannon and Magherafelt. All of these towns act as important centres for retailing, commerce and business. Cookstown is well placed within the Regional Strategic Transport Network. It occupies a key nodal point of two link corridors; the A28/A29 linking from Newry to Coleraine in a north-south direction and A32/A505 westwards towards Enniskillen and beyond. Additionally, Cookstown is easily accessible from both the M1 Motorway towards Lisburn/Belfast and A6 Carriageway towards Derry City. These transport and logistical connections place Cookstown in close proximity to all major sea/airports of Northern Ireland (Belfast, Larne, Warrenpoint).

RDS 2035 Extract

Site Location The site comprises a large portion of land to the south of Cookstown between Sandholes Road and Dungannon Road, approximately 2 miles from the Town Centre. Irregular in shape and extending to c. 23.89Ha (59 Acres) with ground levels sloping from north to south, with the site located on lands between Sandholes Road and Dungannon Road, including 5 Old Loughry Road; c.175m SE of 20 Sandholes Road; c.200m SE and c.400m south of 17 Strifehill Road; and c.60 metres NW, to rear of 1 to 3 Killycolp Road. There is an existing access point to the site from Sandholes Road, as approved under the adjacent approved Galvanising Plant. Whilst the site is situated on the southern edge of Cookstown, the surrounding context is characterised by industrial development of large format businesses and factories at Sandholes Road. These include Ballyreagh Industrial Estate (Copeland Emerson Air Compressor Supplies, Keystone Lintels and CDE Group Manufacturing) and Ballyreagh Business Park (Trade Mouldings, Steelweld Fabrications Ltd.) with CEMCOR Ltd offices approximately 300m to the southwest. of the site access. The land directly south of the proposal is largely characterised by the CEMCOR Limestone Quarry. At Dungannon Road, the subject site sits to the south and southeast of Strifehill Road which comprises several rural dwellings and farm holdings. There is an existing access point from Dungannon Road which forms a loop with Old Loughry Road to the north. On the opposite side of Dungannon Road, there are a number of residential dwellings at Killycolp Road, with commercial units situated to the southeast.

Site Location (indicatively outlined)

ESS

NORTH

Ballyreagh House

ESS

Issues

S T R I F E H I L L

Und

Sinks

Club

B A L L Y R E A G H

S T R I F E H I L L R O A D

SAN DHO L ES ROA D

Def

Iss

Sinks

Def

Issues

Tank (Covd)

Factory Spoil

Und

Def

Issues

Def

Outfall

Pond

Def

Current Factory Spoil

64.4

Und

BM 65.23

65.7

67.2

Issues

67.2

Treatment Pond

Und

OLD LOUGHRY ROAD

Coal Store

Tank

Iss

Sinks

Sks

Quarry

Large Spare Parts

65.6

Tanks

MRD

Conveyor

Sks

OLD LOUGHRY ROAD

Pipelines

Hopper

Conveyor

K N O C K A C O N N Y

Weighbridge

Clinker

Conveyor

Tank (Covd)

Mill

Wbs

B A L L Y S U D D E N

Klin

Pipeline

Tanks (covd)

Pipeline

Dispatch

Hopper

Chy

(covd)

Pipeline

ESS

65.6

Staff Parking Vechicle Refueling Lorry Wash

Conveyor

ESS

Tks (covd)

Office

Chimney

Conveyor

Quarry

Und

65.6

Def

Stone Store

Iss

Sinks

Issues

Def

Quarry

Conveyor

ESS

Quarry Buildings

66.1

Sks

Tanks

67.6

KILLYCLOP CLOSE

Def

Sks

69.6

OLDLOUGHRY ROAD

Knockaconny House

BM 68.58

SA NDH OLES RO A D

67.6

KILLYCOLP ROAD

67.7

Issues

G A L L A N A G H

Def

Issues

Def

BM 67.75

68.1

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Und

67.6

Location Map

DUNGANNON ROAD

Aerial Image (indicatively outlined)

Planning History As identified on the previous Board, an application for a Galvanising Plant was approved on 11th October 2023 on lands adjoining the application site, which is currently under construction. The location of the Galvanising Plant is outlined in blue on the previous Board and the Area Plan extract below for reference. The details of the approval are as follows: Reference: LA09/2022/0525/F Location: Lands To The Rear & East Of 20 Sandholes Road Cookstown Proposal: Development of 1 no Class B3 industrial warehouse to operate as metal fabrication/preparation/coating and galvanising plant. Development of new Right-hand turn access provision from Sandholes Road and all other associated car parking, servicing, infrastructure and site works

Decision: Permission Granted (11th October 2023)

A copy of the approved Site Layout Plan is included below for reference.

Area Plan Context The Local Development Plan (LDP) and policy provisions relevant to the site are within the Cookstown Area Plan (CAP) 2010. As per Map No. 36a – Cookstown, the site access from the Sandholes Road is included the Industry/Mixed Business Use Zoning Ref: I 3, then extending outside the Plan Area Boundary of Cookstown, connecting to Dungannon Road as per Map No. 1 Cookstown District. The site redline abuts a Mineral Reserves Policy Area. As noted by the CAP 2010, industry traditionally developed to the south of the town where early linen mills were sited next to the Ballinderry River. Whilst these have long since disappeared, this remains the focus of industrial activity including CEMCOR Ltd to the southwest of the site.

CAP 2010 Extract (indicative redline)

Concept Proposals The concept proposals we are seeking feedback on through this PACC include for provision of development comprising 8no. industrial units, 1no. bio-methane plant and 1no. parking lot. Development includes use of the approved access at Sandholes Road and a new access from Dungannon Road; car parking and yard areas; landscaping; and all other associated site and access works. Site Access The proposals include an internal estate road which runs from Sandholes Road to Dungannon Road. At Sandholes Road, the proposals utilise the vehicular access approved by the adjacent Galvanising Plant permission. There is a new access point proposed at Dungannon Road including Right Hand Turn Lane, with a realignment of part of Old Loughry Road. The existing access point, to the south of Old Loughry Road is to be closed up/truncated, to facilitate the improved access. The planning application will be accompanied by a Transport Statement which will consider the impact of the proposed development upon the surrounding infrastructure for walking, cycling, public transport and private car usage. The Transport Statement will consider the impact of the proposed access onto the A29 Dungannon Road and the internal connectivity with Sandholes Road. Car Parking In addition to car parking associated with the proposed industrial units and biomethane plant, an additional car parking area is proposed at Plot D. Industrial Units With provision for c. 8no. industrial sites, the concept proposal seeks to provide high-quality facilities for Class B2/B3/B4 industrial and storage & distribution uses these self-contained and secured sites are to be accessed via the newly proposed estate road, with all associated parking and servicing in-curtilage. It is envisaged that a number of these units will be utilised by the approved galvanising plant. Each of the proposed industrial sites includes for: • Industrial unit • Individual accesses from new internal estate road

• Service Yard • Landscaping • Car parking/HGV Parking • HGV Turning Circle

Concept Proposals Biomethane Plant

The proposed project involves the installation of a 10MW biomethane production facility within the southeastern corner of the site, fronting Dungannon Road (see Plot K). The facility is is accessed from the proposed internal estate road and comprises a bio-methane plant with associated offices, weighbridge facilities and car parking. The process involves processing of biomass materials in the absence of oxygen to release biogas. The site will include storage facilities for incoming materials and two 5MW anaerobic digesters for the production of biogas. Further processing of the biogas on site will be carried out to purify the gas and produce biomethane. Inbound materials are predominantly focused on separated livestock slurry (solid fraction only, liquid fraction retained by the farm), chicken litter and crops such as grass silage, wholecrop or maize. Additionally, materials such as dairy processing waste and sewage sludge may also be processed. Based on analysis of material requirements, approximately 35 loads of material are anticipated to arrive to site per day.

Concept Site Layout (for indicative purposes only)

Plot A B C D

Description

Plot Area

Building Area

Proposal

Secondary Building to Assist with smaller Galvanising Items Powdercoating Facilities

Galvanising Spinning Plant

8,663m²

1,650m²

CDE Office

CDE CDE

Powder Coating Plant

16,352m²

6,065m²

S T R I F E H I L L

Issues

Assembly of Finished Larger Items

Galvanising Large Parts Assembly & Packaging

19,274m²

4,254m²

Car Parking Facilities

Car Park A

7,410m²

N/A

Sperrin Tube Supplies Ltd Sperrin Tube Supplies Ltd

E F G H J K

Assembly of Finished Smaller Items

Galvanising Small Parts Assembly & Packaging

10,946m²

2,210m²

Und

Ballyreagh House

Powdercoating assembly

Powder Coating Assembly & Packaging

10,185m²

2,210m²

NIE Pole

ESS

Packed Cementitious Products

9,831m²

2,210m²

Sinks

Packed Cementitious Products

9,862m²

2,210m²

Packed Cementitious Products

12,530m²

2,210m²

Plant Facilities to Purify Biogas to give it a methane ratio of approx. 95% and allow it to be incorporated into the Gas Network

Galvanizing Plant

Biomethane Plant, Office + Carpark

58,130m²

Buildings: 5,617m² Tanks: 7,640m²

As Approved Under LA09/2022/0525/F

NIE Pole

B A L L Y R E A G H

Planting Key:

Existing Planting

NIE Pole

Waiting Space

Plot A

Office Block FFL 64.625 Sep Application

23 Spaces

Proposed Planting

Sep Application

20 Scott's Contracts Ltd

Serviced Industrial Sites Use classes B2/B3/B4 Future Serviced Industrial Sites Use Classes B2/B3/B4

Is s

Plot D

Site 4

De f

Site 1

Site 2

Site 3

Si nks

Sandholes Road

Is sues

64.4

Plot E Und

Existing Embankment

Plot B

S T R I F E H I L L R O A D

BM65.23

Und

65.7

Rear Storage Yard

Def

67.2

Issues

Existing Embankment

67.2

Tank(Covd)

Plot C

Plot F

OLD LOUGHRY ROAD

Realignment of Old Loughry Road

Existing Commerical Yard + Buildings

Rear Storage Yard

Existing Laneway

Existing Planting

A 29DUNGANNON ROAD

Outfall

Und

65.6

Pond

A29 Dungannon Road

Plot G

Def

Plot J

Plot H

New Road Junction

64.9

BM65.32

OLD LOUGHRY ROAD

Planting

Quarry

Pond

Und

Existing Road to be closed up/truncated

Sks

65.6

Tank

Iss

B A L L Y S U D D E N

CEMCOR Limestone Quarry

Tanks

Und

65.6

Issues

Sinks

Sks

Def

Plot K

Quarry

CEMCOR

66.1

Wbs

Planting

Conveyor

Tanks(covd)

67.6

Pipeline

Def

Hopper

OLD LOUGHRY ROAD

Pipeline

Chy

(covd)

KILLYCLOP CLOSE

Existing Embankment

69.2

ESS

OLDLOUGHRY ROAD

ESS

Quarry

Conveyor

69.6

Iss

BM68.58

DUNGANNON ROAD

Tanks

KILLYCOLP ROAD

Conveyor

Def

67.6

Planting

Cement Works

67.7

Sks

ESS

Proposed Site Plan

Def

G A L L A N A G H

BM67.75

68.1

Issues

Community and Economic Benefits The concept proposal we are seeking your feedback on a proposed commercial development comprising 8no. industrial units, 1no. bio-methane plant and 1no. parking lot. Development includes use of the approved access at Sandholes Road and a new access from Dungannon Road; car parking and yard areas; landscaping; and all other associated site and access works. The scheme will deliver a number of significant short and long term benefits for the local Cookstown community and wider Northern Irish economy as outlined below: - • The concept proposals represent significant investment from a local family run business to the Cookstown community in the region of £65 million, with the bespoke bio-methane plant and business/industrial units; • The proposals will generate clean energy while improving the local environment, particularly water quality. • The proposed site’s close proximity to the gas network will also allow for the produced biomethane gas to be injected directly into the gas grid. This will provide low carbon gas for homes and businesses in the local area with no additional requirements or investments required on the part of the end user. • Once operational, the development will provide in the region of 115no. permanent jobs, with approximately 140no. construction roles throughout the build period; • Positive ongoing benefit to local suppliers and subcontractors in the Cookstown and Mid Ulster Region, both throughout the construction phase of the proposal as well as on a continued basis; • Bespoke proposed development will be state of the art, expanding the market provision for various sectors including construction. Bio-methane Environmental Benefits The main benefit for the community is the environmental benefits to be gained from completion of the proposed project. Given the impacts of pollution from livestock slurry, particularly on water pollution and the recurring blue green algae blooms in the local area, separation of livestock slurry to remove phosphorous-rich solids will reduce nutrient overloading on agricultural land and result in an improvement in water quality, particularly in bodies of water which are critical for the supply of drinking water to the local area. Have Your Say Comments received at the community consultation event have been recorded and are being reviewed by the design team. If you were unable to attend the event or wish to make further comment you may do so using the following methods Give us a call:

Email: info@tsaplanning.co.uk Complete an Electronic Comment Card: There is an electronic comment card available on the homepage of this website Closing date for feedback – 5pm on Monday 27th October 2025

If you would like a member of the team to discuss our proposals over the phone and answer any questions, you can call us on 028 9043 4333 Write to us: If you wish to make comments on the proposals you can do so in writing by sending comments to: Address: TSA Planning,20 May Street, Belfast, BT1 4NL

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