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LANDS AT 21-29 CORPORATION STREET AND 18-24 TOMB STREET, BELFAST PROPOSED DEMOLITION OF EXISTING BUILDING AND CONSTRUCTION OF A BUILD FOR RENT DEVELOPMENT CONSISTING OF CIRCA 299 FOR RENT APARTMENTS IN 7-19 STOREYS, COMMERCIAL AT GROUND FLOOR AND UNDERCROFT PARKING OF CIRCA 16 SPACES
CONSULTATION MAGAZINE JULY 2021
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WELCOME
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This consultation has been prepared to inform and seek feedback concerning a proposed residential apartment build to rent (BTR) development and commercial use (at ground floor level) at 21-29 Corporation Street and 18-24 Tomb Street, Belfast
Provide excellent provision of amenity spaces that will include a sky deck and roof terrace overlooking Belfast along with a gym and landscaped central courtyard; and
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Create a welcoming and vibrant ground floor frontage to both Corporation Street and Tomb Street through the creation of a commercial unit and residential lounge.
In summary the proposals aim to: •
Regenerate and make excellent use of an under-utilised site that is within Belfast City Centre by providing approximately 299no. new, high quality apartments (BTR) in a mixture of one, two and three bed units within a new landmark city centre building;
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Deliver a development that will provide a high quality building that contributes positively to the Belfast skyline when approaching along all key roads around the site;
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Provide a modern architectural design and mix of unit sizes;
We warmly invite you to take time to consider the work the applicant and their professional design and technical team have prepared to date to support the preparation of a forthcoming planning application. A statutory part of the pre-application process is to engage meaningfully with the local community to share our vision for the identified site and invite your feedback.
The proposal seeks to provide new homes which will create a successful and sustainable development through a focus on placemaking and sustainable strategies. By creating hundreds of build to rent apartments along with the commercial unit at the ground floor, this investment into the city will bring together a new scheme that will create a new attractive and contemporary development that will help to support and help revive the surrounding area. The proposal seeks to respond to the surrounding context whilst creating a unique environment, a vibrant urban experience and a great place to reside.
Given the unprecedented impact of COVID-19 on the potential to carry out this type of consultation as an in-person event, it is now being carried out as an online event instead. The feedback received will then be reflected upon and responded to in refining the detailed design as part of a formal planning application to Belfast City Council. CORPORATION/TOMB STREET, BELFAST |
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INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary pre-application community consultation regulations were introduced in May 2020, which removed the legislative requirement for a public event. Alternative consultation methods, such as online magazines, were encouraged. Therefore, Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on these development proposals. Your feedback on the proposals is very much welcomed and all matters raised will be taken into consideration and reflected upon in finalising the proposals that will be contained in the formal application submission. We will prepare a report, known as the Pre-Application Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this. This PACC report will be submitted to Belfast City Council as part of the planning application package.
Submission of a Proposal of Application Notice (PAN) to Belfast City Council The PAN was originally provided to the Council in October 2018. It was confirmed that notice of the public consultation was advertised in the local press (Belfast Telegraph, Irish News and Newsletter). The scheme was originally for the construction of a “proposed build for rent development consisting of circa. 347 for rent apartments in 9-19 storeys, type A1/A2/A3 retail at ground floor, semi-basement car-park of circa. 84 spaces”. However, the development description has now been amended following consultation and feedback with a reduced proposal, which is for the construction of build for rent development consisting of circa. 299 for rent apartments in 7-19 storeys, commercial at ground floor and undercroft parking of circa. 16 spaces. Given the change to the development description and the subsequent proposals along with the change to the Councillor make-up within the Castle DEA (electoral ward of site) since the original submission of the PAN, the applicant has been requested by the Belfast City Council Planning Department to re-engage with the local community as part of an updated public consultation exercise.
Clarendon Dock
Ulster University
Cathedral Quarter
Plan of site and wider context CORPORATION/TOMB STREET, BELFAST |
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EXISTING SITE The Site extends to an area of approximately 0.43 ha, is mostly “T” shaped and is located entirely within the administrative boundary of Belfast City Council. The site is relatively flat with no significant change in levels between Corporation Street and Tomb Street. The city block the site is located has remained underdeveloped and is
View of site looking East
characterised by a low grade building that does not contribute to the street scene, the visual amenity of the area or indeed the wider City Centre. This site offers a huge opportunity to redevelop a prominent site and this is recognised within Draft BMAP that better responds to the progress of the City Centre.
The site is located between both Corporation Street and Tomb Street within the northern area of Belfast City Centre. The site is currently occupied by a multistorey car park that is constructed from both concrete and brick, which can be accessed from Tomb Street.
With regards to the section of the site that is positioned closer to Corporation Street, this is currently occupied by a surface level car park. This is accessed directly from Corporation Street.
Aerial photo of site looking South East
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View looking South along Tomb Street
View looking North East along Dunbar Link
THE SURROUNDINGS North To the north of the site is a 5no. storey building that is constructed from mostly glass and render that is currently occupied by the Department for Communities. It is a modern office block that spans between both Corportation Street and Tomb Street, To the north west of the site is a vacant plot that once stood a Social Security office. This building has since been demolished with the site being cleared but is now bound by a palisade fence. With regards to the north east, east and south east of the site is the Royal Mail Delivery Office building, in which its tallest element extends to 11no. storeys. The building is mostly constructed from glass and occupies a prominent site within the City Centre.
View looking North East along Dunbar Link
South With regards to the south of the site, the neighbouring development is a 3no. storey building constructed from brick. West To the immediate west of the site is Corporation Street, which is a four lane vehicular route. The surrounding area to the west of the site is made up of a number of surface level car parks and also a multi storey car park with adjoining hotel. Also to the west is a Belfast City Council depot. Existing Tomb Street elevation
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Aerial of site in wider context
Site context plan
Tall buildings plan
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LOCAL DEVELOPMENT PLAN AND PLANNING POLICY CONTEXT Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system. Local Development Plan Belfast Urban Area Plan 2001 (BUAP) Whilst beyond its notional end date of 2001, the BUAP remains the adopted Local Development Plan (LDP) for Belfast. Within the BUAP the Site is not zoned for any particular purpose but it is located within Belfast City Centre. As such a residential development is acceptable in principle on the site, subject to complying with all regional planning policy and addressing any site specific environmental constraints.
Draft Belfast Metropolitan Area Plan 2015 (dBMAP) Following the Court of Appeal decision on Belfast Metropolitan Area Plan (BMAP) in May 2017, the extant development plan is now the Belfast Urban Area Plan (BUAP) 2001. Both show the site to be within the settlement development limit. However, given the stage at which draft BMAP 2015 had reached pre-adoption through a period of independent examination, the policies within it still carry weight and are a material consideration in the determination of planning applications. The weight to be afforded is a matter of judgement for the decision maker. The weight to be attached to policies in emerging plans will depend upon the stage of plan preparation or review, increasing as successive stages are reached. Given the advanced stage that draft BMAP 2015 reached (i.e. pre-adoption following a period of independent examination), and that the main areas of contention were policies relating to Sprucefield Shopping Centre, dBMAP 2015 is considered to hold significant weight. Within draft BMAP it is identified that a part of the site falls within the designation of CC081, which is a Development Opportunity Site.
For development contained within the Development Opportunity site there is only one Key Site Requirement and this is set out below: •
Access arrangements shall be agreed with Roads Service, DRD. Detailed consultation with Roads Service, DRD shall be required to identify any necessary improvements to the road network/public transport/transportation measures in the area to facilitate development of the site. A Transport Assessment (TA) may be required to identify such improvements.
DBMAP extract
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Furthermore, within the DBMAP the site is also located within the City Centre Boundary, as well as being within the following draft designations: •
Designation CC09 – City Centre Main Office Area and associated Policy OF1; and
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Designation CC102 – Belfast City Core Area of Parking Restraint and associated Policy TRAN 4.
Designation CC09 – City Centre Main Office Area / Policy OF1 This is a permissive policy that carried a presumption in favour of office development within the Belfast City Centre Main Office Area. However, this policy does not preclude other land use types, including residential use, within this area as it covers the majority of the City Centre. Designation CC102 - Belfast City Core Area of Parking Restraint / Policy TRAN4 This area covers the site and almost all of Belfast City Centre. Policy for parking in this area is controlled by Policy TRAN 4. Policy TRAN 4 – Parking Standards Within Areas of Parking Restraint The objective of this policy is to reduce the need for car borne commuting and promote a shift from car use in peak periods towards other forms of transport. This is done by demand management, and in particular restricting the amount of nonoperational parking that is provided with new non-residential developments. Policy TRAN 4 identifies a reduced parking standard for residential development within
the Core Area of one space per unit. However, Policy TRAN 4, and the Planning Appeals Commission’s recommendations to amend this policy, provide flexibility. The PAC recommended that the text within the policy be amended to include the following bullet point – “Reductions in the above standards will be considered in appropriate circumstances where evidence of alternative transport arrangements can be clearly demonstrated, or, other material considerations exist that justify an exception to the policy.” It is the applicant’s intention to submit additional supporting information with the full planning application to justify car parking provision within the site that is below the 1 car parking space per apartment. This will include preparing a Transport Assessment Form (TAF), Travel Plan, Service Management Plan and Parking Statement. Belfast City Council Local Development Plan – Draft Plan Strategy Belfast City Council is preparing a new Local Development Plan (LDP), which will provide the planning framework for the city up to 2035. The draft Plan Strategy was published in September 2018 and sets out the Council’s strategic vision for the development of the City. The dPS is currently going to Examination In Public, which is being conducted by the Planning Appeals Commission.
Draft Policy SD3 of the DPS proposes that the Council will support new economic and residential development to create a compact and vibrant city centre. New development will be directed towards development opportunities located within a number of areas including the City Centre. Draft Policy HOU 1 states that the housing supply proposed adopts a sequential approach to new development, where focus of new growth will be on the principal city of Belfast, particularly Belfast City Centre and the existing urban footprint.
Strategic Planning Policy Statement for Northern A Strategic Planning Ireland (SPPS) Policy Statement for Northern Ireland (SPPS) Planning for Sustainable Development
Planning for Sustainable Development
SEPTEMBER 2015
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Draft Policy DES3 specifically relates to tall buildings that are proposed within the City Centre. Tall buildings are defined as any building over 35 metres in height. A number of general criteria are set out and it is confirmed that further supplementary planning guidance will be published to assist the assessment of tall buildings. Regional Planning Policy There are a number of Planning Policy Statements and other regional planning policy documents that are relevant to the assessment of the proposed development. These have all been taken into account in developing the proposed scheme and a supporting statement articulating how these have been compiled with will accompany the planning application.
Creat ing Places achieving qualit y in resident ial development s
incorporat ing guidance on layout and access
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PROPOSED DEVELOPMENT
Initial Design
Design Progression The applicant’s vision for the site is to create an attractive, contemporary apartment (BTR) development scheme with ground floor commercial provision. Since the original scheme was submitted to Belfast City Council’s Planning Department there has been a number of productive design discussions that took place with the applicant and the design team. Following the PAD design meetings concerning the original scheme there has been a number of amendments made to the proposal, which are set out below: Current Design
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Reduction in the amount of units being proposed from a total of 349 to 299. This has thereby reduced massing elements of the development with blocks 1 and 2 being scaled down by 2 storeys and block 3 by 1 storey;
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The central, entrance element of the proposal that links the tower to the smaller blocks has been further recessed. This has created an enhanced distinction between the tower and the smaller blocks;
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Reduction in the no. of car parking spaces from the original 60 spaces to 16 and moved to ground floor level with it being set at footpath level and flood mitigation measures incorporated.
previous height
Initial Design
Initial Design
Current Design
Current Design
previous height previous height
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PROPOSED DEVELOPMENT
Continued
Proposed Design The collaborative design approach that has been undertaken with the Council and consultants has been essential to ensure the proposed scheme fulfills good design objectives and place making principles. The proposals as presented in this consultation incorporate the following elements: •
299 apartments (BTR) with a mix of both studio, 1, 2 and 3 bed units spanning 7 storeys at Tomb Street and ranging between 7-19 storeys at Corporation Street;
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Apartments (BTR) to be professionally managed;
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Active frontages to both Corporation Street and Tomb Street;
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Generous high quality amenity space with sky deck, roof terrace and vibrant central courtyard and gym to serve apartments (BTR) including
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Provision of a commercial unit at ground floor level;
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Vehicular access taken direct from Tomb Street;
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Provision of in-curtilage parking spaces with resident’s access to a car club; and
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Provision of 216 cycle parking stands.
CGI of proposal from Gordon Street
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CGI of proposal from Corporation Street
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CGI of proposal from Tomb Street
CGI of proposal from Tomb Street
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CGI of internal courtyard
CGI of Sky Deck
CGI of roof terrace CORPORATION/TOMB STREET, BELFAST |
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CGI of proposal from Custom House Square
CGI of proposal from Dunbar Link
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Proposed Ground Floor plan
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Proposed First Floor plans
Proposed Upper Floor plans
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Proposed Upper Floor plans
Proposed Upper Floor plans
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ENVIRONMENTAL MATTERS Supporting Assessments A number of environmental and technical assessments are currently being completed for the proposed development to assess the potential impacts that the development will have on the site and its surroundings. Each of the assessments is explained below:
Transport A transport consultant has been appointed to advise on the amended proposal in terms of transport and parking matters. A Transport Assessment Form (TAF), Travel Plan, Service Management Plan (SMP) will all be updated and completed to reflect the changes to the proposal and these will be submitted with the planning application to the Council. The purpose of these is to assess the transport impact, identify the level of parking required for the proposal in the context of its site and policy specifics, while promoting sustainable transport means.
Noise/Air Quality Assessment A noise consultant has been appointed to advise on the amended proposal in terms of the impact from noise on future residents. A Noise Impact Assessment will be updated to ensure there is not an excessive noise burden upon the future occupiers given the location of the site that is adjacent to roadways, commercial units and an entertainment premises. An updated air quality assessment will also be provided with the application submission. This is to assess the air quality of future residents and to ensure that there would not be an adverse impact upon them by the development given the positioning of the site next to roads.
Ground Conditions A number of contaminated land reports have already been completed at the site, in relation to the development proposal and these will be submitted as part of the planning application to the Council. This includes both a generic risk quantitative risk assessment along with a remedial strategy. The remedial strategy concluded that a number of remedial measures were necessary to ensure that the proposal causes no unacceptable impact on sensitive receptors. Wind Condition An updated wind micro climate assessment has been undertaken to assess the impact at pedestrian level to ensure that the building will not give rise to unacceptable wind funneling and to identify the need for design mitigation where there is the potential for gusts of wind. It was concluded within the original assessment that was undertaken that while the proposed development is unlikely to have any significant impact on the wider surrounding wind environment, it is recommended that a number of design amendments are incorporated within the final design scheme.
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Developer A privately owned multiaward winning investment and development company, MRP is the development arm of the construction business, McAleer & Rushe, which has operated throughout the UK and Ireland for over 50 years. With offices in London, Belfast, and Cookstown the company specialises in the development of high quality buildings within the office, hotel, residential, and student accommodation sectors. The company’s current development portfolio has a total end value of c.£1.5bn, of which c.£250m is currently under construction, with assets under management valued at c.£310m and producing an income of c.£13m pa.
WHAT HAPPENS NEXT?
HOW TO FIND OUT MORE?
We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning.
On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance.
Following the end of the consultation period (15th July 2021), your feedback will be taken into consideration in finalising the proposed development.
Telephone 02890434393 Email gavynsmyth@clydeshanks.com Post Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA
A formal planning application will be submitted to Belfast City Council thereafter. Once submitted, the opportunity for further public engagement in the decisionmaking process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.
If you wish to discuss the proposal you can also do so by:
REQUEST PRINTED COPY
If you would like to receive a printed copy of this magazine, we can post this out to you on your request, accompanied with a feedback form.
DEADLINE
Please note all comments should be with Clyde Shanks Ltd no later than 15th July 2021.
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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com