Little Victoria Street / Bruce Street by clydeshanks

ES LITTLE VICTORIA STREET LIMITED

LITTLE VICTORIA ST / BRUCE ST

LANDS AT 5-7 LITTLE VICTORIA STREET AND 28-29 BRUCE STREET, BELFAST ERECTION OF PURPOSE BUILT MULTI-STOREY MANAGED STUDENT ACCOMMODATION AND ASSOCIATED SHARED/ANCILLARY SPACES (AMENDED SCHEME THAT INCLUDES RECONFIGURATION OF PROPOSED STUDENT ACCOMMODATION).

CONSULTATION MAGAZINE JULY 2021

LITTLE VICTORIA STREET / BRUCE ST

WELCOME This consultation has been prepared to inform and seek feedback from the local community concerning a proposed managed student apartment scheme at 5-7 Little Victoria Street and 28-29 Bruce Street, Belfast. It is important to note that the principle of development has already been established on the site for this type of development to a height of 15 no. of storeys through the extant planning permission granted under reference LA04/2018/2602/F. This proposal is simply a re-configuration of the previous permission. In summary the proposals aim to: •

Regenerate and continue to make an excellent use of an under-utilised site that is within Belfast City Centre by providing approximately 274no. new, high quality student accommodation units within a new landmark city centre building;

•

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;

•

Provide a modern architectural design;

•

Provide an excellent level of amenity for prospective students with adequate light and outlook; and

•

Create a welcoming and vibrant ground floor frontage.

We warmly invite you to take time to absorb 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. 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.

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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.

Submission of a Proposal of Application Notice (PAN) to Belfast City Council

development required the scheme to be reconfigured to best suit their operation. The proposed amendments to the scheme were not considered to be minor by Belfast City Council, thereby requiring the applicant to re-enter formally into the planning process with the submission of an updated PAN and the undertaking of refreshed public consultation.

As part of the previous proposals the PAN was originally provided to the Council in May 2018. It was confirmed that notice of the public consultation was advertised in the local press (Belfast Telegraph). The scheme was originally for the “demolition of existing property and erection of purpose built multi-storey managed student accommodation and associated shared/ancillary spaces.” Full planning permission was subsequently granted for the development under reference LA04/2018/2602/F. However, following the granting of planning permission, (remains extant until March 2026) the future operator of the proposed

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.

A revised PAN based on the amended proposals was submitted to the Council in June 2021. It was confirmed that notice of the public consultation was advertised again in the local press (Belfast Telegraph). The description of this latest proposal within the PAN was “Demolition of existing property and erection of purpose built multi-storey managed student accommodation and associated shared/ancillary spaces (amended scheme that includes re-configuration of proposed student accommodation).”

GRAND CENTRAL HOTEL

ULSTER HALL

BEDFORD

TREE ICTORIA S GREAT V

STREET

INVEST NI

BBC

T BAPTIST CHURCH

HOLMES

ORM

STREET

ORIA ST LITTLE VICT

EAU

AVE N

BRU

CE S TRE ET

BLI

OA D

BANKMORE SQ

HOPE ST

BBC

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LITTLE VICTORIA STREET / BRUCE ST

EXISTING SITE The Site extends to an area of under 0.13ha and is rectangular in shape. It is located entirely within the administrative boundary of Belfast City Council. The site is relatively flat with no significant change in levels between Bruce Street, Little Victoria Street and Holmes Street. The city block the site is located has remained underdeveloped and was originally characterised by a low grade building that has since been demolished. The site is currently a vacant brownfield site and 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 was recognised by Belfast City Council through the granting of planning permission under reference LA04/2018/2602/F in March 2021 for the “Erection of a new 15No. storey purpose built student accommodation building.”

Existing site photo from Bruce Street

The site is located between Little Victoria Street, Bruce Street and Holmes Street within the southern area of Belfast City Centre.

Existing site photo from Holmes Street

Site analysis

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LITTLE VICTORIA STREET / BRUCE ST

THE SURROUNDINGS North To the north of the site is a 2no. storey building that is constructed from block render for the elevations and a corrugated metal roof, which is currently occupied by the Great Victoria Street Baptist Church. Beyond this to the north are the studios and ancillary buildings of the BBC. To the north west of the site is the serving car park of the Great Victoria Street Baptist Church and again beyond this are the studios of the BBC. With regards to the north east and east of the site is a surface level car park that is accessed from Holmes Street, while to the south east is the vacant Creations retail unit at 4no. storeys in height constructed from brown brick.

View of Ulster Hall

South With regards to the south of the site, this is Bruce Street and beyond this is a surface level car park. West To the immediate west of the site is Little Victoria Street, in which it is sited a number of commercial businesses that are positioned within a 5no. storey brown brick building. Beyond are a number of buildings of note, which are all located on Bedford Street.

View of Grand Central Hotel (23 no. storey)

View of BBC Building

View of Bedford House (10 no. storey)

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LITTLE VICTORIA STREET / BRUCE ST

Land use 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 multi-storey managed student accommodation 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. Furthermore, within the DBMAP the site is also located within the City Centre Boundary, as well as being within the following draft designations: •

Linen Conservation Area;

•

Commercial District Character Area;

•

City Centre Main Office Area and associated Policy OF1; and

•

Belfast City Core Area of Parking Restraint and associated Policy TRAN 4.

Commercial District Character Area Draft BMAP sets out a number of design criteria for the Commercial District Character area. Those which apply to the site are the following: The density of the development in the area shall be maintained and increased where appropriate, through high site coverage and high plot ratio; Development proposals shall take account of the height of adjoining buildings;

That part of any development which fronts onto Great Victoria Street, Bruce Street, or Bankmore Street Link shall be a minimum building height of 6 storeys, or 18m to building shoulder height, and a maximum height of 7 storeys. 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.

DBMAP extract

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LITTLE VICTORIA STREET / BRUCE ST

Belfast City Core Area of Parking Restraint/ Policy TRAN 4 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 non-operational parking that is provided with new nonresidential 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 amended supporting information with the full planning application concerning transport matters. This will include preparing updated versions of the Transport

Statement, Service Management Plan and Travel Plan. 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. 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. However, it is essential to note that the principle of development for the scheme has already been established through the granting of planning permission under reference LA04/2018/2602/F, which remains extant.

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

Creat ing Places achieving qualit y in resident ial development s

incorporat ing guidance on layout and access

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PROPOSED DEVELOPMENT

Approved Design

Design Progression The applicant’s vision for the site is to continue to create an attractive, contemporary managed student accommodation development scheme. Since the original scheme was submitted to Belfast City Council’s Planning Department there has been a need to amend the approved development to best suit the future operator of the site. The amendments to the approved scheme are set out below: •

A1,A2,A3 Retail at ground floor omitted in lieu of social / communal space

•

Overhanging element on Holmes Street has been omitted

•

Turning Head on Holmes Street unaffected by proposal

•

Change in accommodation from clusters to individual studios to suit client need.

•

Materials, form and massing remain largely unchanged

Current Design

previously approved height

Approved Design

Current Design

previously approved height

Approved Design

Current Design

previously approved height

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LITTLE VICTORIA STREET / BRUCE ST

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: •

Order denoted by base, middle and top treatment

•

Primary material – mellow red facing brick

•

Rhythm of bays expressed by pilasters and piers

•

Vertical expression to bays with human scale at street level

•

Wrap round amenity space maximising active frontage

•

The building’s external architectural expression is consciously restrained incorporating a limited palette of materials.

•

The lower levels are heavily articulated with brick faced piers and inset glazed screens to the main entrances.

•

The base of the build reflects the scale, character and massing of the adjacent buildings along Bruce Street.

•

The taller element to the building design is ordered in its facade pattern using the same materials as the base for consistency and with a vertical emphasis on the fenestration.

•

There is a clear base, middle and top to the design Little Victoria Street elevation

LITTLE VICTORIA/BRUCE STREET, BELFAST |

LITTLE VICTORIA STREET / BRUCE ST

Holmes Street elevation

LITTLE VICTORIA/BRUCE STREET, BELFAST |

LITTLE VICTORIA STREET / BRUCE ST

Bruce Street elevation

North elevation

LITTLE VICTORIA/BRUCE STREET, BELFAST |

LITTLE VICTORIA STREET / BRUCE ST

CGI from Harmony Street previously approved height

CGI from Dublin Road junction

previously approved height

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LITTLE VICTORIA STREET / BRUCE ST

CGI from Great Victoria Street junction

previously approved height

CGI from Harmony Street

previously approved height

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LITTLE VICTORIA STREET / BRUCE ST

S T R E E T

CYCLE STORE

GYM 0.856 49.9m²

+3.10

ACCESSIBLE WC LAUNDRY

+3.30

TRANSFORMER

SWITCH

+3.10

Hub

RECYCLING STORE

H O L M E S

+3.30

LITTLE VICTORIA

ACCESSIBLE PARKING SPACE

FIRE ESCAPE

+3.30

LIFT 2 Hub

FIRE BRIGADE ACCESS

LIFT 1

S T R E ET

2.5m

GAS METER

coffee

OFFICE

EXISTING PARKING SPACES

POST

Reception

GRAB and GO KITCHEN AREA

PARCEL

SOCIAL SPACE 0.855 281.3m²

+3.30

S T R E E T

VENTED LOBBY

GRAB and GO BREAKFAST AREA

TEMPORARY VEHICLE PICK UP & DROP OFF ZONE

FIRE ESCAPE

ENTER

NEW LANDSCAPED AREA [REFER TO LANDSCAPE DESIGN]

VISITOR CYCLE STANDS

E T DATE

CHECKED BY

STATUS

Proposed Ground Floor plan

DESCRIPTION

DATE

CHECKED BY

STATUS

DESCRIPTION

Original drawing

DATE

N/A

CHECKED BY

indicative radiator panel

smoke TYPE 1 STUDIO 0.827 20.3m² RISER

BESPOKE STUDIO 0.824 23m²

RISER RISER

TYPE 1 STUDIO 0.831 20.3m²

TYPE 1 STUDIO 0.828 20.3m²

indicative radiator panel indicative radiator panel

TYPE 1 STUDIO 0.829 20.3m² RISER

TYPE 1 STUDIO 0.832 20.3m²

RISER

TYPE 1 STUDIO 0.836 20.3m²

TYPE 1 STUDIO 0.825 20.2m²

indicative radiator panel

TYPE 2 STUDIO 0.830 18.9m²

TYPE 1 STUDIO 0.837 20.3m² dry riser

TYPE 2 STUDIO 0.838 16.5m²

E Riser

M Riser

TYPE 2 STUDIO 0.839 16.5m²

RISER

Cleaner

LIFT 1

LIFT 2 TYPE 2 STUDIO 0.840 16.5m² indicative radiator panel

TYPE 2 STUDIO 0.851 16.5m²

RISER

TYPE 1 STUDIO 0.852 20.1m² RISER

Movie/Gaming SOCIAL SPACE 0.847 154m²

STATUS

2.5m

Proposed First Floor plan DESCRIPTION

DATE

CHECKED BY

STATUS

DESCRIPTION

DATE

CHECKED BY

STATUS

LITTLE VICTORIA/BRUCE STREET, BELFAST |

DESCRIPTION

Original drawing

LITTLE VICTORIA STREET / BRUCE ST

indicative radiator panel

vent smoke

indicative radiator panel

vent smoke

TYPE 1 STUDIO 0.796 20.3m²

TYPE 1 STUDIO 0.775 20.3m²

BESPOKE STUDIO 0.762 23m² RISER

RISER

BESPOKE STUDIO 0.793 23m²

RISER RISER

RISER

TYPE 1 STUDIO 0.797 20.3m²

RISER

TYPE 1 STUDIO 0.800 20.3m²

TYPE 1 STUDIO 0.763 20.3m²

TYPE 1 STUDIO 0.776 20.3m²

indicative radiator panel indicative radiator panel indicative radiator panel indicative radiator panel

TYPE 1 STUDIO 0.798 20.3m² RISER

TYPE 1 STUDIO 0.777 20.3m²

TYPE 1 STUDIO 0.764 20.3m²

RISER

TYPE 1 STUDIO 0.801 20.3m²

RISER

TYPE 1 STUDIO 0.794 20.2m²

RISER

TYPE 1 STUDIO 0.805 20.3m²

TYPE 1 STUDIO 0.765 20.3m²

TYPE 1 STUDIO 0.779 20.2m²

indicative radiator panel indicative radiator panel

TYPE 2 STUDIO 0.799 18.9m²

TYPE 1 STUDIO 0.806 20.3m²

TYPE 2 STUDIO 0.778 18.9m²

TYPE 1 STUDIO 0.766 20.3m² dry riser dry riser

TYPE 2 STUDIO 0.807 16.5m²

TYPE 2 STUDIO 0.767 16.5m² E Riser

M Riser

TYPE 2 STUDIO 0.808 16.5m²

E Riser

M Riser

TYPE 2 STUDIO 0.768 16.5m² RISER RISER Cleaner

LIFT 2

TYPE 2 STUDIO 0.809 16.5m²

LIFT 1

Cleaner

LIFT 2

TYPE 2 STUDIO 0.769 16.5m²

LIFT 1

indicative radiator panel

TYPE 1 STUDIO 0.804 20.1m² RISER

RISER

TYPE 2 STUDIO 0.770 16.5m²

TYPE 1 STUDIO 0.774 20.1m² RISER

RISER

TYPE 2 STUDIO 0.810 16.5m²

RISER

TYPE 2 STUDIO 0.811 16.5m²

TYPE 2 STUDIO 0.771 16.5m²

TYPE 2 STUDIO 0.803 19.8m²

TYPE 2 STUDIO 0.773 16.5m²

RISER

BESPOKE STUDIO 0.802 23.3m²

BESPOKE STUDIO 0.772 19.7m²

TYPE 2 STUDIO 0.841 18.1m²

smoke vent

smoke vent BESPOKE STUDIO 0.843 26.9m²

BESPOKE POSSIBLE ADAPTABLE 0.780 31.9m²

TYPE 2 STUDIO 0.842 16.5m² RISER

BESPOKE STUDIO 0.795 30.6m²

2.5m

DRAFT DATE

CHECKED BY

CLIENT.

Proposed Upper Floor plans N/A

ES Little Vic Street Ltd

PROJECT.

STUDENT ACCOMMODATION AT LITTLE VICTORIA STREET - BELFAST

DRAWING.

LEVEL 1-4

STAGE.

STAGE 1-2

NO.

16133

PLOT DATE.

******

SCALE.

1:100

FILEPATH.

STATUS

SK-20-101 R1

DESCRIPTION TODD ARCHITECTS 2ND FLOOR TITANIC HOUSE, 6 QUEENS ROAD, BELFAST, BT3 9DT T +44(0)28 9024 5587 F +44(0)28 9023 3363 E INFO@TODDARCH.CO.UK W WWW.TODDARCH.CO.UK

DISCLAIMER: TODD ARCHITECTS CONFIRM THAT RECIPIENTS CAN ONLY RELY ON APPROVED CONTROLLED DOCUMENT FORMATS IN CONSTRUCTION PROJECTS. CONTROLLED DOCUMENT FORMATS INCLUDE ORIGINAL HARD COPY DRAWINGS ISSUED BY TODD ARCHITECTS, OR UNPRINTED PDF/DWF IMAGES OF DRAWINGS RECEIVED FROM TODD ARCHITECTS. TODD ARCHITECTS CANNOT ENSURE THE ACCURACY OF DRAWINGS, USED IN AN UNCONTROLLED DOCUMENT FORMAT WHICH MAY BE ALTERED OR MISINTERPRETED AS A RESULT OF HUMAN ERROR ON THE PART OF THE RECIPIENT, OR AS A RESULT OF THE INCOMPATIBILITY OF COMPUTER SYSTEMS WHEN OPENING OR PRINTING COMPUTER AIDED DRAWINGS. UNCONTROLLED DOCUMENT FORMATS INCLUDE; COMPUTER AIDED DESIGN FILES, PRINTS WHICH HAVE BEEN CREATED BY THE RECIPIENT FROM NON-CONTROLLED FILE FORMATS, PHOTOCOPIES OF ORIGINAL HARD COPY DRAWINGS FROM TODD ARCHITECTS, DRAFT DRAWINGS SUPPLIED BY TODD ARCHITECTS FOR INFORMATION PURPOSES ONLY. TODD ARCHITECTS ACCEPT NO RESPONSIBILITY FOR ANY LOSS OR DAMAGE ARISING AS A RESULT OF RELIANCE BY THE RECIPIENT OR ANY THIRD PARTY ON UNCONTROLLED DOCUMENT FORMATS, RELIANCE UPON WHICH WILL BE ENTIRELY AT THE RISK OF THE RECIPIENT.

DATE

CHECKED BY

STATUS

DESCRIPTION

vent smoke

PREMIUM BEDROOM 0.844 26.5m²

vent smoke

plant screen

FF Gen

PREMIUM BEDROOM 0.844 26.5m²

FF Switch

indicative radiator size

Booster

PREMIUM BEDROOM 0.845 26.5m²

CAT 5

dry riser

GAS PANEL

Plant Space

CAT 5

WATER TREATMENT PLANT

indicative radiator size

PREMIUM BEDROOM 0.845 26.5m²

Plant Space

Flue

dry riser

AOV Roof Access

PREMIUM BEDROOM 0.853 26.5m²

E Riser

M Riser

E Riser

M Riser

PRIVATE DINING 0.846 24.2m²

smoke vent

LIFT 1

EXTERNAL AMENITY SPACE 0.849 34m²

PRIVATE DINING 0.846 24.2m²

2.5m

M Riser

E Riser

M Riser

indicative radiator size

Cleaner

LIFT 2

E Riser

2.5m

LIFT 2

Cleaner

LIFT 1

Lift Over Run

EXTERNAL AMENITY SPACE 0.849 34m²

smoke vent

2.5m

DRAFTDRAFT DATE

CHECKED BY

STATUS DATE

CHECKED BY DESCRIPTION STATUS

-Original drawing

DESCRIPTION

Original drawing

DATE

N/A

CHECKED BY

CLIENT. DATE

ES Little Vic Street Ltd ES Little Vic Street Ltd CHECKED BY

CLIENT.

N/A PROJECT.

PROJECT. STUDENT ACCOMMODATION STUDENT AT LITTLE ACCOMMODATION VICTORIA STREET - BELFAST AT LITTLE VICTORIA STREET - BELFAST

DRAWING.

LEVEL 5-15 + ROOF

DRAWING.

LEVEL 5-15 + ROOF

STAGE.

STAGE 1-2

STAGE.

STAGE 1-2

NO.

16133

PLOT DATE.

******

PLOT DATE.

******

SCALE.

1:100

FILEPATH.

SK-20-102 NO. R1 SCALE.

16133 1:100

SK-20-102 R1

TODD ARCHITECTS

2ND FLOOR TITANIC HOUSE, 6 QUEENS ROAD, BELFAST, BT3 9DT T +44(0)28 9024 5587 F +44(0)28 9023 3363 E INFO@TODDARCH.CO.UK W WWW.TODDARCH.CO.UK

DISCLAIMER: TODD ARCHITECTS CONFIRM THAT RECIPIENTS DISCLAIMER: CAN ONLY TODD RELY ARCHITECTS ON APPROVED CONFIRM CONTROLLED THAT RECIPIENTS DOCUMENT CANFORMATS ONLY RELY IN CONSTRUCTION ON APPROVED CONTROLLED PROJECTS. CONTROLLED DOCUMENT FORMATS DOCUMENT IN CONSTRUCTION FORMATS INCLUDE PROJECTS. ORIGINALCONTROLLED HARD COPY DRAWINGS DOCUMENTISSUED FORMATS BY INCLUDE TODD ARCHITECTS, ORIGINAL HARD OR COPY DRAWINGS ISSUED BY TODD ARCHITECTS, OR UNPRINTED PDF/DWF IMAGES OF DRAWINGS RECEIVEDUNPRINTED FROM TODD PDF/DWF ARCHITECTS. IMAGES TODD OF DRAWINGS ARCHITECTS RECEIVED CANNOTFROM ENSURE TODD THEARCHITECTS. ACCURACY OF TODD DRAWINGS, ARCHITECTS USEDCANNOT IN AN UNCONTROLLED ENSURE THE ACCURACY DOCUMENT OFFORMAT DRAWINGS, WHICH USED MAY INBE ANALTERED UNCONTROLLED OR MISINTERPRETED DOCUMENT FORMAT AS A RESULT WHICHOF MAY HUMAN BE ALTERED ERROR ON OR MISINTERPRETED AS A RESULT OF HUMAN ERROR ON THE PART OF THE RECIPIENT, OR AS A RESULT OF THETHE INCOMPATIBILITY PART OF THE OF RECIPIENT, COMPUTER OR SYSTEMS AS A RESULT WHEN OF OPENING THE INCOMPATIBILITY OR PRINTINGOF COMPUTER COMPUTER AIDED SYSTEMS DRAWINGS. WHEN UNCONTROLLED OPENING OR PRINTING DOCUMENT COMPUTER FORMATS AIDED INCLUDE; DRAWINGS. COMPUTER UNCONTROLLED AIDED DESIGN DOCUMENT FILES, PRINTS FORMATS WHICH INCLUDE; HAVE COMPUTER BEEN CREATED AIDED BYDESIGN FILES, PRINTS WHICH HAVE BEEN CREATED BY THE RECIPIENT FROM NON-CONTROLLED FILE FORMATS, THE PHOTOCOPIES RECIPIENT FROM OF ORIGINAL NON-CONTROLLED HARD COPY FILE DRAWINGS FORMATS, FROM PHOTOCOPIES TODD ARCHITECTS, OF ORIGINAL DRAFT HARD DRAWINGS COPY DRAWINGS SUPPLIEDFROM BY TODD TODD ARCHITECTS ARCHITECTS, FOR DRAFT INFORMATION DRAWINGS PURPOSES SUPPLIEDONLY. BY TODD TODD ARCHITECTS ARCHITECTS FOR ACCEPT INFORMATION NO RESPONSIBILITY PURPOSES ONLY. FOR ANY TODD ARCHITECTS ACCEPT NO RESPONSIBILITY FOR ANY LOSS OR DAMAGE ARISING AS A RESULT OF RELIANCE LOSS BY THE ORRECIPIENT DAMAGE ARISING OR ANY AS THIRD A RESULT PARTY OF ONRELIANCE UNCONTROLLED BY THEDOCUMENT RECIPIENT OR FORMATS, ANY THIRD RELIANCE PARTY UPON ON UNCONTROLLED WHICH WILL BEDOCUMENT ENTIRELY AT FORMATS, THE RISKRELIANCE OF THE RECIPIENT. UPON WHICH WILL BE ENTIRELY AT THE RISK OF THE RECIPIENT.

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LITTLE VICTORIA STREET / BRUCE ST

ENVIRONMENTAL MATTERS Supporting Assessments A number of environmental and technical assessments are currently being updated for the proposed development to assess the potential impacts that the revised 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. The Transport Statement (TS), Travel Plan and 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 and commercial units. 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 preliminary risk assessment and a generic quantitative risk assessment. Drainage An initial assessment will be undertaken regarding drainage for the proposed development and this site will also be reviewed in relation in relation to flood protection standards to ensure compliance with planning policy making sure that the effects of flooding are minimised and managed concerning risk to people, property and the environment.

Detailed reports setting out the findings of the appointed consultants, their assessment of the proposed development and any proposed mitigation measures will accompany the planning application.

LITTLE VICTORIA/BRUCE STREET, BELFAST |

LITTLE VICTORIA STREET / BRUCE ST

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.

previously approved height

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 (11th August 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 11th August 2021.

LITTLE VICTORIA/BRUCE STREET, BELFAST |

2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com