Welcome to this public consultation information event.
These information boards have been prepared to introduce a proposed full planning application for “Erection of hotel including ground floor bar / restaurant and associated works including demolition of existing building” at 2 – 10 Botanic Avenue, Belfast, BT7 1JG.
The proposed development comprises a 164 bedroom hotel with associated ground floor bar / restaurant at a prominent site at the corner of Botanic Avenue / Shaftesbury Square / Donegall Pass. It seeks to introduce an exciting new regeneration proposal for the area on lands which are presently undeveloped and under-utilised and which have a prominent frontage to the wider Shaftesbury Square thoroughfare.
The proposal is for a hotel with an active and bustling ground floor bar / restaurant which will bring vital new energy and renewal to the Shaftesbury Square area. This area has previously been identified as an area in need of physical renewal and regeneration and the proposal will make a significant contribution to achieving these aspirations.
The purpose of the exhibition is to provide you with background information on the site and the emerging proposals. We invite you to please take a few minutes of your time to complete a feedback form available from one of our team. We trust you enjoy viewing our proposals and our team would be pleased to answer any queries or questions you may have.
The Applicant
Andras House Ltd is a leading property development and hospitality company based in Belfast. Established in 1981, the company has grown into a highly successful multi-million pound organisation with an extensive portfolio of office, hotel and leisure developments.
Existing properties in Belfast City Centre comprise hotels including the Holiday Inn, the Ibis and the Hampton. In the Greater Belfast area further properties include the Crowne Plaza hotel at Shaws Bridge, the Holiday Inn Express and Ibis near Queens University, and the Cordia Serviced apartments on the Lisburn Road.
The Operator
Andras House Ltd is working in partnership with the fast-growing international hotel group, Yotel, which presently has 21 hotel properties across the world including seven in the UK including London, Edinburgh, Glasgow and Manchester. Belfast has been identified as the location for Yotel’s 8th UK hotel and its 17th in Europe.
The Design Team
A highly experienced professional team has been appointed to guide the proposal through its design, planning and all related construction and delivery phases. Based largely in Greater Belfast the team has extensive experience of delivering very substantial development projects.
The application site is located within a prominent location opposite Shaftesbury Square within Belfast City Centre. The main part of the site is currently used as a surface level car park, whilst the southern section is occupied by a 3 storey brick building that is used for retail with offices above. The surface level car park section of the site is bounded by large unsightly advertisement hoardings that are positioned along its perimeter, specifically along the Donegall Pass and Botanic Avenue.
The Shaftsbury Square area has an abundance of amenities including restaurants, bars and cafes. The plurality of the area is reflected through its shops, with multiple Chinese and Middle Eastern Supermarkets. Residential streets of terraced housing are located off the primary roads which converge at Shaftsbury Square.
The buildings which currently surround the site range from 3 to 8 storeys. The corner of Shaftsbury Square forms a cluster of taller buildings, this includes Equality House and Carlton House which has full planning permission to add a further four floors, extending to 9 storeys. Botanic Studios student accommodation neighbours Carlton House on Dublin Road and sits at 8 storeys. The proposed site faces towards this cluster of tall buildings.
Policy Context
Belfast Local Development Plan
2.10 Shaftesbury Square Development Framework
Shaftesbury Square is a major urban space at a key focal point between the city centre and the suburbs of South Belfast. It links the vibrant suburbs in and around the University Quarter with their large concentration of young adults with the resurgent city centre. Yet it continues to under-perform. The square itself has a hostile environment, dominated by moving vehicles. Likewise, the neighbouring major streets have experienced commercial decline and many are in very poor physical condition.
Shaftesbury Square Development Framework
Policy TLC3 ‘Overnight visitor accommodation’ is the principle LDP policy in relation to hotel development, and supports the principle of new overnight visitor accommodation like hotels within the city centre boundary, in order to improve the supply of overnight accommodation to encourage visitors to stay in Belfast to experience its visitor attractions and business offer. The site is an attractive location for overnight visitor accommodation as guests can easily walk or utilise the public transport network to access a wide variety of visitor attractions.
The Shaftesbury Square Development Framework, published in 2017, reviews the characteristics of this area, identifies the scale of remedial action required, assesses what is possible and recommends specific measures that will facilitate its transformation. A key challenge will be the reinstatement of Shaftesbury Square as an attractive, inviting and well-used space, yet accommodating its essential traffic function. If this is achieved the wider regeneration of this area will become more likely.
Shaftesbury Square Development Framework
Square is a major urban space at a key focal point city centre and the suburbs of South Belfast. It links the suburbs in and around the University Quarter with their large of young adults with the resurgent city centre. Yet it under-perform. The square itself has a hostile environment, moving vehicles. Likewise, the neighbouring major streets experienced commercial decline and many are in very poor condition.
Shaftesbury Square Development Framework Square is a major urban space at a key focal point city centre and the suburbs of South Belfast. It links the suburbs in and around the University Quarter with their large concentration of young adults with the resurgent city centre. Yet it under-perform. The square itself has a hostile environment, by moving vehicles. Likewise, the neighbouring major streets experienced commercial decline and many are in very poor condition.
The proposal has also been developed to meet all other policy requirements set out within the plan, including in relation to design, protecting residential amenity, protection of open space and employment land, car parking and servicing.
The diagrams adjacent depict the conceptual plans for the restructuring of the square to improve public realm. Development opportunities have also been identified along with potential uses. The site at 2-12 Botanic Avenue is highlighted as a ‘significant development’ with hotel, commerical and residential uses suggested.
Shaftesbury Square Development Framework, published in 2017, characteristics of this area, identifies the scale of remedial required, assesses what is possible and recommends specific that will facilitate its transformation. A key challenge will be reinstatement of Shaftesbury Square as an attractive, inviting and space, yet accommodating its essential traffic function. If this is wider regeneration of this area will become more likely.
Shaftesbury Square Development Framework, published in 2017, characteristics of this area, identifies the scale of remedial required, assesses what is possible and recommends specific will facilitate its transformation. A key challenge will be reinstatement of Shaftesbury Square as an attractive, inviting and space, yet accommodating its essential traffic function. If this is wider regeneration of this area will become more likely.
diagrams adjacent depict the conceptual plans for the restructuring to improve public realm. Development opportunities been identified along with potential uses. The site at 2-12 Avenue is highlighted as a ‘significant development’ with hotel, and residential uses suggested.
adjacent depict the conceptual plans for the restructuring to improve public realm. Development opportunities been identified along with potential uses. The site at 2-12 Avenue is highlighted as a ‘significant development’ with hotel, and residential uses suggested.
Framework point links the their large centre. Yet it environment, major streets very poor
published in 2017, of remedial specific challenge will be inviting and function. If this is more likely.
the restructuring opportunities at 2-12
development’ with hotel,
Pre-Application Discussion:
Pre-Application Discussion:
Shaftesbury Square is a major urban space at a key focal point between the city centre and the suburbs of South Belfast. It links the vibrant suburbs in
Shaftesbury Square Development Framework
Supporting Assessments
A number of site assessments have been or are being completed for the proposed development to understand the existing site conditions and to assess the potential impacts that the development will have on the site and its surroundings. These reports will be submitted to the Council as part of any future planning application.
NOISE
A noise assessment is being undertaken by Layde Consulting. The plant and equipment within and external to the proposed development will be assessed to not exceed the emission standards at the nearest residential dwelling for daytime and night time.
In the context of the average working day construction noise is anticipated to fall below the construction noise criteria levels for most of the construction phase.
The majority of the construction will take place between 0700-1900 Monday to Friday and 0800-1300 on Saturdays. It is not anticipated that construction will take place on Sundays.
DRAINAGE & NI WATER
A Drainage Assessment is required by planning policy for a development of this scale. This assessment is being prepared by Ian Black Associates and looks at the existing water and sewer infrastructure.
BUILT HERITAGE
Following the advice received from the Historic Environment Division (HED), it is concluded by this statutory consultee that it is supportive in principle of the development proposals and a Heritage Impact Statement (HIA) will be submitted in support of the application.
TRANSPORT
The site presents an excellent location for this development as it is in very close proximity to Botanic Train Station with onward links to the main transport hubs. The site benefits also from an adjacent Belfast Bike docking station as well as 14 bus stops located within a 400m walking distance of the site
As the site benefits from a range of excellent sustainable transport options for guests, and various amenities are within walking distance, no car parking is proposed.
Through the completion of a Travel Plan and Service Management Plan that has been prepared by Kevin McShane Ltd every effort will be made to encourage maximisation of sustainable transport modes including a focus on public transport and cycle to work.
AIR QUALITY & ODOUR
An assessment of air quality and odour in the locality is being undertaken by Layde Consulting to understand the impact of the proposal on those living and working in the area. This will examine existing monitoring information relating to air quality taking into consideration annual average daily traffic flows on the surrounding network both at construction and operational stages.
Design Concept
Precedent Images
Façade Concept – Form and Relief
Bay Study
Option A
Two options are being presented at this stage of the development process with respect to the external materiality of the building.
View from Shaftesbury Square - Current Proposal
View from Donegal Pass - Current Proposal
View from Shaftsbury Square
View from Donegall Pass
View from Botanic Avenue
B
1.2 Street View Comparison
View from Shaftesbury Square - 26th September PAD Proposal
View from Shaftesbury Square - Current Proposal
View from Donegal Pass - 26th September PAD Proposal
View from Donegal Pass - Current Proposal
7.2 Red Brick Option - Street Views
View from Shaftesbury Square
View from Botanic Avenue
Belfast.
7.1 Red Brick Option - Shaftesbury Square View
View from Shaftsbury Square
View from Donegall Pass
View from Botanic Avenue
Ground floor plan
The ground floor will provide an active street frontage to Botanic Avenue and Donegall Pass. The interior will host a communal area of bar, restaurant and casual workspaces. The treatment of the facade at street level will reflect the civic quality which was outlined in the Shaftsbury Square Development Framework.
Typical upper floor plan
Product innovation and seamless process are core components of the Yotel brand experience. We use clever new design and construction techniques to build hotels with small, chich, perfectly formed rooms for people who appreciate quality but don’t always need the fuss of a traditional luxury hotel.
Feedback & Next Steps
Feedback
We welcome your views at this stage, which will be considered by the design team.
You are invited to provide feedback on the development by completing the Feedback Form, via the consultation website www.clydeshanks.com/publicconsultation or to Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA. Feedback forms should be returned no later than Thursday 28 November 2024.
Any comments provided to Andras House arising from this consultation will not be regarded as representations to Belfast City Council. However, commenting at this time does not prevent you from making further comments as there will be an opportunity for representations to be submitted to Belfast City Council on any future planning application relating to this proposed development.
No personal details will be given out in any consultation report prepared to accompany any application for planning permission for this site. Any feedback received will not be attributable to any specific individual.
Next Steps
Following this consultation process, updated proposals taking account of feedback will be prepared and submitted to Belfast City Council. The timescales associated with this are detailed below:
• Application for planning permission to be submitted to Belfast City Council in January 2025
• Opportunity for public to provide comments to Belfast City Council regarding application.
