Public Pack)Reports to Follow (4A and 4B) and Late Item (8Q

Home , Crumlin Road, Sandy Row

Public Document Pack Democratic Services Section Chief Executive’s Department Belfast City Council City Hall Belfast BT1 5GS

10th September, 2018

MEETING OF PLANNING COMMITTEE

Dear Alderman/Councillor,

In addition to those matters previously notified to you, the following item(s) will also be considered at the meeting to be held at 5.00 pm on Tuesday, 11th September, 2018.

Yours faithfully,

SUZANNE WYLIE

Chief Executive

AGENDA:

4 (a) LA04/2017/1388/F- Transport Hub (Pages 1 - 18)

4 (b) LA04/2017/0474/F- Casement Park (Pages 19 - 32)

8 (q) LA04/2018/1650/F & LA04/2017/2786/LBC Crumlin Road Courthouse, 94- 100 Crumlin Road Change of use and extensions and alterations to the existing courthouse (Pages 33 - 54) This page is intentionally left blank Agenda Item 4a

ADDENDUM REPORT

Re-Consultation From Department for Infrastructure

Committee Meeting Date: 11 September 2018

Application ID: LA04/2017/1388/F Proposal: Location: New integrated transport interchange To The East Of The Westlink (A12); South Of comprising; station concourse, 26 bus (Nos.127-9) And Including Grosvenor Road; At stands, 8 railway platforms, bus Intersection Of Grosvenor Road And Stanley maintenance and parking, track and Street; At The Intersection Of Durham Street signalling enhancements, bus access And Grosvenor Road; At The Intersection Of Fisherwick Place And Howard Street; At Great bridge, cycle and taxi provision, car Victoria Street (between Nos. 1-3 To 27-45); At parking, new public square, public realm Glengall Street (between Nos. 3-21); At The improvements, highway improvements, Junction Of Hope Street, Bruce Street And Great infrastructure improvements, temporary Victoria Street; At The Junction Of Durham structures for bus operations during Street, Linfield Road, Sandy Row And Hope construction and temporary site Street; At Sandy Row From 2 Hurst Park To 85- construction compounds. 87 Sandy Row, Gilpins Site; To North Of Former Whitehall Tobacco Works At Linfield Road, Weavers Court Business Park/ Linfield Industrial Estate, Blythefield Primary School And Charter Youth Club; At Weavers Court Business Park And Railway Track Lands Surrounding Arellian Nursery And Bounded By Utility Street/Bentham Drive/Egmot Gardens/ Felt Street (to North); Prince Andrew Park And Abingdon Drive (to South); Beit Street, Roosevelt Rise, Roosevelt Square

Introduction This matter relates to re-consultation by the Department for Infrastructure (DFI) on the planning application for the new Transport Hub (LA04/2017/1388/F). DFI is the determining authority having formally “called in” the planning application under Section 29 of the Planning Act (Northern Ireland) 2011.

This addendum report should be read in conjunction with the original report to the Planning Committee in October 2017, which is appended.

Background The planning application for a new Transport Hub was originally submitted to Belfast City Council in June 2017. Later that month, DFI directed the Council to refer the application to it for determination. The Department gave this direction as it considered the application to be of regional significance.

In July 2017, DFI formally consulted Belfast City Council on the application. The planning application was considered by the Planning Committee in October 2017. A copy of the Planning Committee report is appended.

Page 1 Application ID: LA04/2017/1388/F

The Planning Committee agreed to the recommendation set out in the report with the addition of a paragraph highlighting the broader regeneration opportunities and resources for local communities which this development presented and calling for these to be considered as part of the recommended Section 76 agreement.

In summary, the Council’s response to the original consultation was:

 Further clarification required regarding cycle and car parking;  Recommendation of a larger amount of usable green space;  Recommendation of the use of Section 76 agreements for phasing, landscaping, public realm, parking and job creation (failing that a planning condition); and  In addition, the Council requested that the Department considers the potential for regeneration opportunities for the communities in the area and a direct resource for local communities to deal with issues such as disruption, transport, and business closures. It is also suggested that a Section 76 agreement, which has the potential for supporting local regeneration such as business development, tourism initiatives, and tackling health inequalities, and that provides resources at a local level for the wider community via development contributions, should be considered.

Amended/Additional information: In August 2018, DFI undertook a further round of consultation with the Council based on the receipt of further environmental information from the applicant. The Council has requested an extension to the consultation period until 28 September 2018 to allow time to coordinate its response.

Summary of new information:

 A ‘Further Environmental Information’ Planning Statement which responds to issues previously raised by consultees  The Boyne Bridge Planning Information Summary which outlines the history of bridges at this location and the constraints to retention. It also outlines the proposed heritage aspects and highlights that Historic Environment Division welcome the approach and mitigation measures proposed  A Construction Phase Sustainable Travel Plan  Multiple documents pertaining to traffic surveys and modelling

Response to issues previously raised by the Council:

 Clarification has been provided regarding cycle and car parking. Officers advise that the proposed temporary car park should be appropriately conditioned to prevent permanent use.

 Clarification and further information was provided to deal with transport and parking. This will be assessed by DFI Roads.

 Whilst the Council felt that a larger amount of green usable space should be provided, the applicant states that the public consultation exercise showed a preference for flexible open space to hold events.

 The Council recommended a legal agreement to ensure that public realm, phasing, landscaping and parking are completed in the appropriate time and manner. The applicant responded to state that they are fully committed to the delivery of all of these components and that DFI feels these can be satisfactorily addressed via planning conditions. They further state that Translink’s public funding includes some £7m for public realm and landscaping.

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 The Council recommended a Section 76 agreement to leverage opportunities for residents to benefit both from construction jobs and long-term jobs. The applicant states that they have been working with the Council’s Economic Development Unit (ECU) since April 2017 and hosted an event in October 2017 for attendees to learn of immediate and long-term employment opportunities as a result of this project. In addition, Translink and the Council have announced an official partnership to deliver the “Buy Social” clauses during the construction and engineering phase of the project which will include the formation of a “bespoke Construction Employment Academy”.

 Finally, the Planning Committee requested the appointment of a dedicated community liaison officer to work closely with the local community on all aspects of the project. The applicant advises that a Community Development Manager was appointed specifically for this in Spring 2017.

Recommendation:

1. Members are requested to note the content of this briefing and advise if they wish to make any further comment on this planning application to DFI.

ORIGINAL PLANNING COMMITTEE REPORT

Consultation

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From Department for Infrastructure

Committee Meeting Date: 17 October 2017

Belfast City Council has been notified of the above planning application. This application is being dealt with by the Department for Infrastructure as a result of it being classified as ‘Regionally Significant’ under Section 26 of the Planning Act (NI) 2011. The Department will be responsible for determining the application. After consideration of the application the Department will present a recommendation to the Minister for consideration.

Section 26 (6) of the Planning Act (NI) 2011 empowers the Department to cause a public local inquiry to be held by the Planning Appeals Commission (PAC) or a person appointed by the Department. It is not mandatory to have a Public Inquiry and the Department will consider if such an inquiry is necessary when reaching its recommendation to the Minister.

Where an inquiry is not held, and before a final determination is made, Section 29 (7) requires a notice in writing to be served on the applicant and Belfast City Council indicating the decision it proposes to make. The notice must specify that within a timeframe of not less than 28 days, the applicant or Belfast City Council can request the opportunity to be heard by the PAC or a person appointed by the Department. In such circumstances the Department on receipt of a request will write to the PAC asking them to convene a hearing.

If an inquiry or hearing is held then the Department must take into account any report submitted to it by either the PAC or appointed person before making a determination. The Department will issue a decision notice to the applicant and inform the relevant council and third parties of the decision that has been made.

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The decision of the Department is final and there is no right of appeal. It is open to an individual to apply for judicial review in the Courts if they do not agree with the decision of the Department. Judicial review is limited to legal or procedural aspects of the decision only.

Recommendation:

2. Members are requested to note the content of this briefing and advise if they wish to make any comment on this planning application to DFI at this stage.

Applicant Name and Address: Agent Name and Address: NITHCO Juno Planning and Environmental Ltd. 22 Great Victoria Street 409 Lisburn Road Belfast Belfast BT2 7LX BT9 7EW

Site Location Plan

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Pre-Application Community Consultation:

In accordance with the requirements of Section 27 of the Planning Act (NI) 2011, the applicant served a Proposal of Application Notice (PAN) on Belfast City Council on 12th October 2016. Belfast City Council responded on 18 May 2016 confirming that the PAN and associated approach to pre- application consultation met the requirements of Section 27 of the Planning Act and also provided information on a number of community groups that should be included in the consultation exercise.

The Pre-Application Community Consultation (PACC) Strategy included events in November 2016 and February 2017.

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A Pre-Application Community Consultation Report has been produced to comply with the statutory requirement laid out in Section 28 of the Planning Act (Northern Ireland) 2011 and is available to view on the Planning Portal - http://epicpublic.planningni.gov.uk.

Background:

The planning application was received by Belfast City Council on 16th June 2017 and is accompanied by an Environmental Statement.

On 26th June 2017, the Department for Infrastructure (DfI), in exercise of the powers conferred on it by Section 29 (1) of the Planning Act (Northern Ireland) 2011 and all of the other powers enabling it in that behalf, directed Belfast City Council to refer the application to DfI for determination under the Planning Act (Northern Ireland) 2011. The Department gave this direction in view of the project being considered to be of regional significance.

Description of Proposal:

The site is located to the rear of the existing Europa Bus and Train Stations as well as adjacent lands. The proposed Hub will be located at a site west of Durham Street which is bounded by the existing rail corridor, the Westlink motorway, Grosvenor Road and Durham Street (and the Boyne Bridge). There are no proximate residential units within the immediate vicinity of the site and the area is characterised by mixed transport and commercial uses. There are however residential areas to the south in the Sandy Row area.

The proposed development comprises:  The Belfast Hub building (No. 13 on the accompanying plan)  The Station Square public realm (No. 01)  Taxi ranks/pick up/ drop off areas (No. 02 and 22)  Collanade (No. 05)  Cycle parking (No. 06)  Landscaping (No. 08 and 09)  Temporary carpark (No. 10)  Disabled bay (No. 23)  Loading and coaches (No. 24 and 25)  Bus operations area (No.11)  Entrance area and ramps Grosvenor Road (No. 07)  Bus maintenance facility (No. 12)  Watercourse culverting  Retail kiosk  Temporary and permanent bus wash and refuelling facilities  Lighting proposals  Retaining walls  Pedestrian accesses  Road realignments  Junction improvements  Rail signals  Signalling suite  A footbridge  A BMX park  Cycleways  Tracked busways  8 train platforms

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The Belfast Hub building is comprised of a two-storey building with feature canopy/ roofline to accommodate passengers for multi-modal transport. The building varies in height from approximately 10.6m to 14.5m above finished floor level with a canopy at a height of approximately 4.8m. It is largely glazed though the colonnade provides a pedestrian scale and contrasting sandstone and Portland stone. The flooring will comprise herringbone stone. The south elevation comprises sandstone/Portland stone cladding with a frameless glazing/curtain walling system with steel support and brushed stainless steel window frames. The west elevation contains sandstone coloured terracotta cladding and framed glazing with powder-coated framing. The east elevation comprises materials seen in both the west and south elevations. Internally, timber soffits are proposed to clad the underside of the roof features.

Internally, the hub provides an Enterprise Lounge for the Belfast-Dublin train route, a Goldline Lounge to service national bus routes, general seating areas, bus stands, kiosks, toilets, retail units, and back of house facilities such as security, left luggage and ticket office. The building naturally accesses the bus stands and rail platforms as well as Station Square.

Connectivity to the City Centre is via Glengall Street and on to Grosvenor Road (primary). The concept and design is detailed in the Design and Access statement which states that “key in the selection of the preferred option was the ability for the hub structure to be built while the existing rail and bus facility remain operational” which is achieved via construction phasing.

Station Square public realm is approximately 7000 sq. metres and will serve as a forecourt to the project. The area will serve as a civic square and will address two public entrances (Durham Street and Grosvenor Road) and will accommodate significant rush hour pedestrian traffic whilst also providing cycle parking facilities. This component of the proposal will comprise granite hardstanding with landscaping, a water feature, amphitheatre/seating areas, art installations, colonnade, taxi rank, drop-off area, cycle parking and retail kiosks.

The Glengall Street pedestrian access will form the main pedestrian access from the city centre through to Station Square and will contain two “super crossings” on Durham Street and Great Victoria Street. Vehicular access will be restricted to taxis and deliveries. The street will be paved in granite blocks. It is intended to provide lighting, planting and seating to facilitate pedestrian traffic.

Durham Street removal of Boyne Bridge Durham Street will replace the existing Boyne Bridge and will retain the North-South vehicular movement. There is proposed landscaping at both the northern and southern ends of the street to tie in with Station Square.

The Boyne Bridge replaced and encases two arches of the 17th century Saltwater Bridge. The shotcreted remnant of the Saltwater Bridge still remains incorporated into the southern limit of the current Boyne Bridge. Being of local importance due to its origins, it is proposed that careful excavation is undertaken to establish the practicality of retaining and incorporating within the new station square and providing interpretive panels to describe the historic significance (this will be the subject of Outline Planning application.)

Sandy Row/Grosvenor Roads The Sandy Row connection with the Transport Hub is stated as being critical to the scheme. Grosvenor Road similarly will provide a direct entrance to the hub. Both areas will be treated with proposed landscaping and granite paving.

Operational Area The operational area of the hub is located to the south of the site and contains the more functional side of the proposals with bus operations, maintenance, drop-off and pick-up areas, the rail tracks and temporary carpark. Landscaping and public realm works are also proposed to create continuity throughout the site.

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Future masterplan The full application for the Transport Hub sits within the wider context of a regeneration masterplan which is being submitted in outline form in due course. Initially both the outline and full applications were to be submitted in tandem but given the intended call-in of the full application, the applicant decided to await the outcome of the full application before submission of the outline.

Car parking and Access:

The Transport Plan for the proposed hub is available to view on www.planningni.gov.uk and states that Translink have set a target for passenger growth of 1m additional passenger journeys per year resulting in 85m passenger journeys per annum by 2021. The Transport Plan describes the proposal as a “transport-led regeneration project” which will “act as a catalyst for the regeneration” of the area.

There are 100 cycling spaces proposed to cater for the new Transport Hub building which will be located adjacent to the main entrance of the hub and Station Square. It is anticipated that a Belfast Bikes docking station will be incorporated into the square in order to continue the ability to use public hire bikes to get to and from key points in the city in a sustainable manner. It is noted however that no agreement has been reached with the operator.

There are 90 staff parking spaces proposed as well as 112 visitor spaces.

In terms of traffic management the Hub proposals promote and enable a multimodal transport interchange enabling rail to connect with bus; BRT, taxis, Belfast Bike and cars. The proposal provides strategic on-site car parking provision to accommodate those driving to use public transport (the Belfast/Dublin train) which should minimise the need for drivers to traverse the city centre to locate car parking

Landscaping and Public Realm:

The proposals include large amounts of landscaping and public realm both to the frontages of the proposed hub as well as along key approaches from Sandy Row, Grosvenor Road and most notably, Glengall Street. The area described as Station Square creates a large civic space as a focal point to the Transport Hub. This area includes seating, landscaping, a water feature and cycle parking. It contains a number of pedestrian routes through from key entrances to the hub itself.

Transport hubs are no longer seen as purely functional nodes. Public demands and expectations of such facilities are higher, not only in terms of high quality architecture but also in relation to the place making qualities of associated open space and public realm. The city centre is currently lacking in green space with a large proportion of its existing public spaces dominated by hard surfacing.

The proposal incorporates a considerable expanse of hard surfacing within both the main civic space (Station Square) and the public realm associated with the Grosvenor Road entrance. Within Station Square the amount of green space is limited to three modest raised planting areas. In terms of the wider functioning of the city, an aspiration would have been to include a larger amount of usable green space, as an integral part of the design of Station Square, particularly given that ultimately it will be one of the more densely developed parts of the city. The injection of additional green space within this expansive 7000m2 square (more than twice the size of Custom House Square) would, in this context, encourage increased dwell time within the space and prevent it from becoming merely a transition space. Consideration could also be given to injecting an element of playfulness to the design of the square/public realm which are presently very formal in its arrangement.

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Given the proposals for such significant amounts of additional new public realm the applicant will need to consider the long term management and maintenance of these areas, particularly if they constructed from high quality materials. Whilst it may be assumed footways and roadways will be adopted in due course, this may not be the case with Station Square and it may be that Translink become responsible for this space in the long-term. This will generate an ongoing revenue cost.

In terms of Glengall Street it is suggested that this will both be the main pedestrian access from the city centre whilst also serving a function in terms of taxis and servicing. This has the potential to cause conflict between modes of transport and undermine the route as the key pedestrian connection. The applicant will need to consider how to mitigate this potential conflict through its estate management and servicing strategy.

The proposed colonnading is approximately 5.6-6.0m wide (distance between columns) which is considered adequate for two way pedestrian movement. However a potential pinch point exists within the public realm outside the Grosvenor Road entrance, specifically between the entrance and sections of retaining walls.

Urban Design Considerations

The RDS advises that Belfast City Centre is the most important place in Northern Ireland and the place where investment impact can be maximised. The Transport Hub for Belfast should therefore play a key role in this continued transformation. A truly integrated Transport Hub should do exactly that, integrate with the fabric of the city to become a gateway to its centre and in doing so a catalyst for future investment and development. The Belfast Hub should represent one of the primary gateways to Belfast and create an excellent first impression of a confident and progressive capital city.

Given the significance of the Hub, not only to its immediate context but also the wider city centre, it is important that its relationship to the wider area be clearly contextualised within an overarching masterplan. This is not the case in this current application. The exclusion of the BT Exchange building/site and the adjoining Great Northern Mall from the overarching masterplan, which would have enabled a greater prominence along Great Victoria Street and Grosvenor Road, are missed opportunities from an urban design perspective.

The Hub is to be constructed a substantial distance to the rear of the original station and will be of a relatively low density, operating for the most part as a standalone transport facility albeit integrated within a network of public realm proposals. Transport hubs have become much more than just a place to get on and off trains and buses and are increasingly becoming places within which to shop, work, do business and relax. While there is a simplicity and elegance in the proposed contemporary architectural approach, including historical references to railway engineering vernacular through the use of colonnading and the undulating roof form, the opportunity could have been taken to deliver a transport hub with multiple functionalities. In this instance consideration could have been given to explore a range of compatible uses under one roof which may have resulted in a building of a higher density, presenting a more sustainable and legible solution that delivers a strong urban presence within the city that would be expected from a project of this calibre.

Active frontages

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It is noted that the proposed ground floor plans include a number of ‘front of house’ retail units located between both entrances, which are welcomed. However the opportunity should be taken to design these as dual aspect units that would enable them to have both active frontages both internally and externally, thereby helping to animate the public realm to the front of the building (a section of which would be covered by the proposed colonnade).

The redevelopment of the BT Exchange site, which abuts the northern edge of the square, does not form part of this application. As such a total of four kiosks are proposed along the southern edge of the BT Exchange site in order to address the obvious lack of active frontage to the square in this location. While there would be no objection in principle to the proposed kiosks, which are contemporary in their design and choice of materials, again this is considered to be a missed opportunity and one which may be perceived as a temporary arrangement within what should be one of the city’s key public spaces. As a minor point, it is noted that a wedge shaped ornamental planting strip is proposed along the rear of the four kiosks. This arrangement could result in an area prone to trapping litter and may have the potential for anti-social behaviour.

Materials The simplicity of materials including Portland stone, terracotta panelling and glass curtain walling will be a positive design feature, however further detail would be required in relation to a number of annotations included within the drawings. These include reference to “concrete columns over clad in white” and large areas referred to only as “louvres”. It is acknowledged that the use of glass curtain walling in this context will provide a transparent boundary between the buildings internal arrangement and its external setting which will enhance its legibility while allowing natural light to penetrate deeper into the building.

Temporary uses A number of interim uses form part of the current application. These relate to:  Temporary landscape (public realm) south of the proposed civic space/colonnading – highlighted within previous PADs as a proposed commercial (tall) building;  Temporary landscape (wildflower meadow) and temporary car parking west of the transport hub – highlighted within previous PADs as a collection of commercial buildings with an element of amenity/leisure/community use.

It is understood that the wider masterplan area will be subject to an outline application which will follow the full application for the Transport Hub and associated infrastructure. While there are no objections in principle to the temporary uses as proposed, their inclusion in this application means that they will be assessed outside of the context of those uses included within the wider masterplan which will be brought forward through the forthcoming outline application. Good urban design practice advocates that schemes should be resisted which would prejudice future development potential and/or quality. Conversely schemes should also be evaluated in relation to the wider context of the masterplan and any subsequent phases of development that are aspired to.

The lack of a wider masterplan context raises concern relating to the temporary landscape (public realm) proposed in this application, south of the proposed civic space/colonnading, which according to previous PADs, was earmarked for a proposed commercial (tall) building within the wider masterplan. It is unclear how this area of temporary landscape (public realm) will relate to the tall building show in previous PADs and which is likely to form part of a future outline application. Of particular concern is the potential for such a building to potentially overshadow the civic space being due north of the site and any micro climatic conditions that may arise.

The temporary condition of the site, particularly during periods of construction, will be critical to the long-term success of the scheme in the eyes of not only commuters and residents, but it will also shape the perception of potential occupiers of the commercial space and residential units within

PagePage 12 12of 18 Application ID: LA04/2017/1388/F the wider masterplan area. Temporary landscaping, hoardings and wayfinding signage should consequently be of a high quality so as to generate value for the wider masterplan area. Thought should also be given as to how these temporary and permanent spaces can be animated and activated prior to development.

Likewise concerns would also exist in relation to the quantum of residential accommodation proposed within the wider masterplan, which for a scheme of this scale and significance should be substantially higher.

Regeneration Considerations

The Belfast City Centre Regeneration and Investment Strategy (BCCRIS) sets out the Council’s collective ambition for the continuing growth and regeneration of the city core and its surrounding area up to 2030. It has been shaped by extensive engagement with stakeholders, including Translink, and contains a road map policies to guide city-centre decision-making and key projects that translate those policies into action.

The Council believes that the city centre will play a pivotal role in the growth of Belfast and the entire region and that there are exciting and significant potential opportunities for investment. Our commitment to city-centre regeneration is underlined by the £18.7m City Centre Investment Fund which the Council created to support the implementation of the Strategy.

BCCRIS identifies the South Centre of the city centre as the primary focus for Belfast’s office sector, at the centre of Northern Ireland’s knowledge economy and an essential driver of the region’s economic growth.

The Strategy strongly welcomes the Belfast Hub as a major improvement in convenience and connectivity of the regional rail system and associated transport links.

The opportunity is not just one of transport engineering: it is a chance to redefine the gateway to Belfast’s City Centre and is a major regeneration opportunity for the entire city centre with particular significance for the neighbouring community of Sandy Row which forms part of the South Belfast Urban Village comprising Sandy Row, Donegall Pass and the Market areas and West Belfast, Grosvenor road community.

This consultation relates to the detailed planning application for the station building, public square and associated proposals described on page 5. Although it includes streets and public realm for a considerable distance beyond the application boundary on Grosvenor Road, Glengall Street, Durham Street, Great Victoria Street and Sandy Row, it omits significant areas of land and buildings with regeneration potential between Durham Street and Great Victoria Street and south to Sandy Row. It is expected that these areas will be included in an outline application for the wider area likely to be submitted by Translink for determination by the Council early in 2018

Improved Connectivity It is important to make the Hub a civic gateway to the city with key connections.

It is important that there is a safe and easy way to cross Durham Street. The application proposes a significant new public square in front of the station with a crossing leading towards the rear of existing buildings fronting Great Victoria Street. This includes a colonnade which leads from the station around the southern boundary of the Square and aligns with the rear entrance of the Greta Northern mall. This is supported. The design of buildings and spaces between should assist those arriving at the new station to navigate through the proposed station square towards the Mall and Glengall Street and to the city centre beyond.

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The improved physical links to the Sandy Row area with quality pedestrian connections that take account of safety issues, traffic management and improved street surface and public realm are supported. In particular the public realm proposals which stretch beyond the site boundary to Sandy Row and the Hope Street and Durham Street junction areas are welcome. However, to make these connections successfully, the improved public realm will require to be complemented by proposed new buildings on the southern side of Durham Street to respond to the context of existing city fabric and promote a quality city and street scape, making reference to building line of the Whitehall Tobacco Works building and encourage footfall along Sandy Row. This will need to be addressed in the forthcoming outline application for the wider regeneration area.

Improved links with the Sandy Row community through exploration of the cultural legacy and its interrelationships with the Hub site (for example with regard to Boyne Bridge and its predecessor, the Saltwater Bridge) are supported and encouraged.

The application seeks to improve physical links to West Belfast area with quality pedestrian connections that take account of safety issues, traffic management and improved street surface and public realm to stretch beyond the site boundary to the Grosvenor Road Area. This is welcome.

Proposals coming forward in the outline application should reduce severance, perception of severance, promote safety and ensure that proposed developments respond to the creation of a streetscape, with active uses and overlooking encouraged onto the Grosvenor Road.

Although beyond the boundaries of this application, it is important that the applicant recognises the importance of this proposal as the first element of providing improved access through the Great Northern Mall as the primary pedestrian route between the Hub and the Linen Quarter with a pedestrian crossing relocated to lead from the mall across to Blackstaff square and the city centre. It is expected that the improved public realm and pedestrian connectivity across Great Victoria Street, with the treatment of the proposed landscaping of Great Victoria Street to reflect its role as a civic gateway and materials to tie-in or make reference to Linen Quarter palette of materials will be addressed in the forthcoming outline application.

Develop mixed-use land uses appropriate to this key, city centre location Proposed ground floor plans include a number of ‘front of house’ retail units located between both entrances to the station and these are welcomed. It is essential to maximise active street frontages, retail opportunities and community uses on the ground floors on the approach to the station building and on all proposed buildings within the wider Hub redevelopment area.

In addition to the development opportunity created by the relocation of the bus station closer to Durham Street, there are a number of surface car parks on Great Victoria Street, Bruce Street/Hope Street and Glengall Street which could accommodate new mixed use development. This should be addressed in the forthcoming outline application for the wider masterplan area.

Any forthcoming proposals for the wider Hub redevelopment area should, in addition to active ground floor uses, comprise mixed use development including Grade A office provision as well as quality mixed and tenure-blind residential accommodation. This would promote job creation and city centre living close to the new station, and encourage day and evening activity in the area.

Meanwhile and interim uses As noted above, a number of areas of temporary landscaping are proposed within this application, and it is assumed that the wider outline application will include areas within the masterplan that will also either be vacant or be subject to temporary landscaping.

How such spaces are treated in terms of materials, management and activation is vital not only to how the Hub is received, but also in terms of generating long-term commercial interest in the

PagePage 14 14of 18 Application ID: LA04/2017/1388/F wider development and regeneration opportunities within the masterplan area. Transport-led regeneration projects elsewhere in the UK have recognised the importance of establishing a strong sense of place within the station environs, and in many cases have invested heavily both in temporary landscaping and meanwhile-type activities. In order to generate such added value the applicant would be encouraged to take a holistic approach to the ‘curation’ of the public realm and open spaces within this application and the subsequent outline application for the masterplan area, alongside such development partners as may be appointed in the future.

Employment Opportunities This is one of the most significant projects in terms of size within the Belfast City area and is exceptionally important in the creation of local employment, both for in terms of the construction jobs and long term employment. The Council would welcome early discussions on how a pipeline of training, skills and jobs may be created over the life cycle of this project in order to leverage opportunities for Belfast City residents. This would involve working with development partners and local training groups in addition to the council’s Belfast Works initiative. Any such skills and employment programme would be compliant with statutory and legal requirements in the promotion of fairness and equality.

Planning Considerations:

Volume I of the Environmental Statement submitted contains the following chapters: - Chapter 1 Introduction; - Chapter 2 Background; - Chapter 3 The Site and Surrounding Area; - Chapter 4 The Proposed Development; - Chapter 5 Consideration of Alternatives; - Chapter 6 The Environmental Assessment Process; - Chapter 7 Ecology and Nature Conservation; - Chapter 8 Air Quality; - Chapter 9 Noise and Vibration; - Chapter 10 Ground Conditions; - Chapter 11 Historic Environment; - Chapter 12 Townscape and Visual Impact; - Chapter 13 Water Environment; - Chapter 14 Socio-Economic; - Chapter 15 Transport; - Chapter 16 Waste; - Chapter 17 Cumulative Effects; and - Chapter 18 Mitigation Schedule.

Volume II contains the technical appendices as follows: A. Development Proposals; B. Ecology; C. Air Quality; D. Noise and Vibration; E. Ground Conditions; F. Historic Environment; G. Townscape and Visual Impact; H. Water Environment; I. Socio Economic; J. Transport; and K. Waste.

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Volume III contains the figures as follows: A. Development Proposals; B. Ecology; C. Air Quality; D. Noise and Vibration; E. Ground Conditions; F. Historic Environment; G. Townscape and Visual Impact; H. Water Environment; I. Socio Economic; J. Transport; and K. Waste.

DFI have consulted the council on the details of the application and have undertaken consultation with the following organisations:

Consultations -

Northern Ireland Water Ltd – Interim response to state that NI Water are working with the applicant’s consultants to agree a number of infrastructure alterations to accommodate the construction of the proposed project.

Northern Ireland Environment Agency/DAERA – Water Management Unit consider that the proposal has the potential to adversely affect the surface water environment. The Regulation Unit are content subject to conditions and informatives with regards to fuel tank removal, implementation of a remedial strategy, a piling rick assessment and verification of all remedial works. Natural Environment Division have provided advice. Historic Environment Division –

Historic Environment Division – HED Historic Buildings have no comment to make. HED Historic Monuments is content that the proposal satisfies PPS 6 policy requirements subject to conditions for the agreement and implementation of a developer-funded programme of archaeological works. This is to identify and record any archaeological remains in advance of new construction or provide for their preservation.

Environmental Health – Belfast City Council – Extension sought until 20 September 2017.

Rivers Agency – No response to date.

Shared Environmental Services – No response to date.

Transport NI – No response to date.

Representations-

At the time of writing a total of 25 No representations have been received from third parties raising 22 letters of objection, 1 petition of objection containing over 3000 signatures, 1 comment requesting further information on the Environmental Assessment and 1 letter by the Northern Ireland Housing Executive requiring amendments to the proposal to prevent blocking access to their land as well as other comments regarding landscaping and housing.

The representations can be summarised as follows:  Demolition of the Boyne Bridge and loss of heritage therein

PagePage 16 16of 18 Application ID: LA04/2017/1388/F

 Loss of allotment plots

 Pollution caused by the proposal

 Encroachment on public amenity facilities

 Inappropriate spending of public resource given deprivation in the area

 Omission of the Blythefield Park area in the Environmental Assessment

 Noise and disturbance

 Loss of trees/buffer zones

 Negative impact on the Markets Area, Victoria Square and Central Station

 Project should have a wider scope to include other parts of the city such as Yorkgate

 Impacts on NIHE land and access

 Concern regarding public realm and landscaping layouts

The full details of the planning application (drawings, reports and the Environmental Statement) can be accessed on the planning portal at http://epicpublic.planningni.gov.uk

Recommendation:

 Further clarification is required regarding cycle and car parking. There is reference to a large surface car park which is marked as temporary however, the Environmental Statement makes reference to only a reduction of 21 spaces following completion. It is noted that that staff numbers are anticipated at 300 daily, staff parking is proposed at 90 spaces. Further clarification would be required on justification of this number as well as a parking plan to delineate where the spaces are and how the uses would be conditioned.

 In addition the Transport Plan compares existing and proposed parking spaces on site but there is repeated reference to parking at Central Station which it would not appear to be appropriate to use for a before and after analysis. Similarly some of the modelling information refers to residential units which are not included in this application.

 In light of the scale of the proposed Station Square, the applicant should consider the inclusion of a larger amount of usable green space, as an integral part of its design.

 In light of the scale of development and the context of the wider masterplan, a Section 76 agreement would be recommended to ensure that public realm, phasing, landscaping and parking are completed in the appropriate time and manner. In the absence of a legal agreement, BCC would recommend that a Phasing and Implementation Plan be required and conditioned to formalise the phasing plans as set out in 4.11 of Volume I of the Environmental Statement and other documents and agreed prior to commencement.

 In light of the importance of the project in terms of employment creation, a Section 76 agreement would be recommended to leverage opportunities for Belfast City residents to benefit both from the construction jobs and long terms jobs that may come forward,

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working with development partners and local training groups in addition to the council’s Belfast Works initiative. In the absence of a legal agreement, BCC would recommend that a plan be required and conditioned for submission to the Council outlining the applicant’s proposals for access to employment opportunities.

Members are requested to note the content of this briefing and advise if they wish to make any comment on this planning application to DFI at this stage.

PagePage 18 18of 18 Agenda Item 4b

ADDENDUM REPORT

Re-Consultation From Department for Infrastructure

Committee Meeting Date: 11th September 2018

Application ID: LA04/2017/0474/F Proposal: Location: Re-development of Casement Park to provide Lands at 88 - 104 Andersonstown Road and a new Stadium (Capacity of 34578). between 36 - 42 Mooreland Park and 202 - 206 Development comprises: demolition of the Stockman's Lane existing facilities; construction of new pitch, boundary wall and stands, incorporating bar/restaurant & ancillary kitchen areas, conference, training, community and cultural heritage and education facilities, ancillary offices, player accommodation and welfare facilities, press/media & broadcast facilities, replacement floodlighting, stadium/event management suite, ground support facilities including new arrangements for vehicles and pedestrians, electronic display installations, storage, surface and undercroft car parking, hard and soft landscaping, new landscaped pedestrian access from Mooreland Park to Stockman's Lane. Use of the stadium for up to three outdoor music concerts in any calendar year Introduction This matter relates to re-consultation by the Department for Infrastructure (DFI) on the planning application for redevelopment of Casement Park (LA04/2017/0474/F). DFI is the determining authority having formally “called in” the planning application under Section 29 of the Planning Act (Northern Ireland) 2011.

This addendum report should be read in conjunction with the original report to the Planning Committee in August 2017, which is appended.

Background The planning application for the redevelopment of Casement Park was originally submitted to Belfast City Council in March 2017. DFI directed the Council to refer the application to it for determination. The Department gave this direction as it considered the application to be of regional significance.

In June 2017, DFI formally consulted Belfast City Council on the application. The planning application was considered by the Planning Committee in August 2017. A copy of the Planning Committee report is appended.

The Planning Committee agreed to the recommendation set out in the report with emphasis on the following points:

 Further detailed cross sections through the entire site and surrounding properties as a whole were recommended;

Page 19 Application ID: LA04/2017/0474/F

 In addition, in terms of wider visual effect, it was recommended that further images were required to demonstrate the impact on the skyline and on key views, both near and distant; and  Greater certainty around travel, transport and traffic should also be provided at this stage.

Amended/Additional information In June 2018, DFI undertook a further round of consultation based on the receipt of further environmental information, an updated planning statement and additional/revised plans. DFI has granted an extension to the consultation period to 28 September 2018 to allow the Council time to coordinate its response.

Summary of new information:

 An updated Environmental Statement which revisits a number of chapters of the original Environmental Statement in terms of noise, overshadowing, a management plan etc.

 Drawings covering kitchen extracts, light pollution and re-labelling of some previously incorrectly labelled drawings

 Updated planning statement

Response to issues previously raised by the Council:

 The updated Environmental Statement is being assessed by the relevant technical consultees as part of the re-consultation process

 DFI has confirmed that it did not request any further sections or visuals as a result of the Council’s consultation response.

 Travel, transport and traffic – no further information was provided by the applicant as part of the revised Environmental Statement.

Recommendation:

1. Members are requested to note the content of this briefing and advise if they wish to make any further comment on this planning application to DFI.

PagePage 2 of20 13 Application ID: LA04/2017/0474/F

Consultation

From Department For Infrastructure

Committee Meeting Date: 15th August 2017 Item Number: Application ID: LA04/2017/0474/F Proposal: Location: Re-development of Casement Park to provide Lands at 88 - 104 Andersonstown Road and a new Stadium (Capacity of 34578). between 36 - 42 Mooreland Park and 202 - 206 Development comprises: demolition of the Stockman's Lane existing facilities; construction of new pitch, boundary wall and stands, incorporating bar/restaurant & ancillary kitchen areas, conference, training, community and cultural heritage and education facilities, ancillary offices, player accommodation and welfare facilities, press/media & broadcast facilities, replacement floodlighting, stadium/event management suite, ground support facilities including new arrangements for vehicles and pedestrians, electronic display installations, storage, surface and undercroft car parking, hard and soft landscaping, new landscaped pedestrian access from Mooreland Park to Stockman's Lane. Use of the stadium for up to three outdoor music concerts in any calendar year Notification and Call In:

PagePage 3 of 1321 Application ID: LA04/2017/0474/F

Recommendation:

2. Members are requested to note the content of this briefing and advise if they wish to make any comment on this planning application to DFI at this stage.

Applicant Name and Address: Agent Name and Address: Ulster GAA RPS 8-10 Market Street Elmwood House Armagh 74 Boucher Road BT61 7BX Belfast BT12 6RZ

Site Location Plan

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PagePage 5 of 1323 Application ID: LA04/2017/0474/F

Pre-Application Community Consultation:

In accordance with the requirements of Section 27 of the Planning Act (NI) 2011, the applicant served a Proposal of Application Notice (PAN) on Belfast City Council on 27 April 2016. Belfast City Council responded on 18 May 2016 confirming that the PAN and associated approach to pre- application consultation met the requirements of Section 27 of the Planning Act and also provided information on a number of community groups that should be included in the consultation exercise.

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The Pre-Application Community Consultation (PACC) Strategy was based on a programme of engagement with the local community over a 30 week period.

Background:

The planning application was received by Belfast City Council on 3rd March 2017 and is accompanied by an Environmental Statement.

On 8 March 2017, the Department for Infrastructure (DfI), in exercise of the powers conferred on it by Section 29 (1) of the Planning Act (Northern Ireland) 2011 and all of the other powers enabling it in that behalf, directed Belfast City Council to refer the application to DfI for determination under the Planning Act (Northern Ireland) 2011. The Department gave this direction in view of the project is considered to be of regional significance.

Description of Proposal:

The existing stadium complex is on a site of approximately 4.8 hectares within a predominantly residential area on the south-western side of the city, approximately 4.3km from the Belfast City Centre.

Residential properties in Owenvarragh Park, Mooreland Park, Mooreland Drive and Owenvarragh Gardens surround the stadium site on three sides. On the north-western side its boundary abuts the public highway on the Andersonstown Road.

The existing Casement Park Stadium comprises the playing pitch for GAA games, spectator viewing accommodation, a small car park and ancillary facilities. A Main Stand is located to the West side of the pitch, passing into concrete terracing around the remainder of the west side and the other three sides of the ground. The Main Stand is 15m wide by 76m long and approximately 13m high and contains the main amenity provision of the stadium. Open concrete stands (bleachers) are located alongside the east, north west, and south west sides.

The highest elements of the existing stadium are the four corner flood lights mounted on masts up to 42m in height, served by generators. These floodlights can be seen from a considerable distance.

Casement Park is built on a sloping site with the land falling down from north west to south east. The existing pitch is approximately one storey below the Andersonstown Road level. To the east and south the raised seating terraces have banks sloping steeply down to the surrounding residential properties. The banks are grassed with pockets of ornamental shrubs and trees. Areas of Japanese Knotweed have been identified along the eastern side and have been subject to treatment since 2012.

The existing main vehicular access to the site is from the Andersonstown Road in the north west corner of the ground, to a small car park adjacent to the main stand. A gate in the north east corner facilitates access for a small number of coaches and cars. Access is also available from Owenvarragh Park to the rear of the stand and at Mooreland Drive in the south east corner of the stadium for pedestrians and vehicles.

Casement Park has not been used for hosting sporting events since 2013.

The proposed development comprises the demolition and subsequent redevelopment of

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Casement Park to create a new provincial GAA stadium. It will include:

 Demolition of all existing structures and their removal from the site;  Construction of a stadium bowl where all spectator facilities will be covered and one which is capable and suitable for hosting Ulster Senior Football Championship (USFC) Finals & Semi-finals, All Ireland Qualifiers etc., comprising:  Corporate hospitality areas;  Conference facilities;  Community, cultural heritage and educational facilities;  Players’ changing room/warm up areas;  Medical and safety provision;  Crowd control centre;  Event Management Suite;  Media, press broadcast facilities;  Extensive flexible space for community facilities;  Disabled spectator accommodation will be provided in accordance with Regional/National and European standards;  Social Club facilities;  Two Handball Alleys and ancillary spectator accommodation;  Turnstiles and improved access facilities;  The pitch will be constructed and laid out to established GAA standards;  The provision of floodlighting and stadium lighting to facilitate high-definition media, for evening matches, training and other events;  On-site car parking;  Construction of a new boundary wall;  The main vehicular access to the site is proposed from Andersonstown Road, with use of existing vehicular access points at Owenvarragh Park and Mooreland Drive, primarily for service vehicles.  Pedestrian access/egress is proposed via Owenvarragh Park, Owenvarragh Gardens, Mooreland Drive and Andersonstown Road  A further pedestrian connection is provided between Mooreland Park and Stockman’s Lane which will be secured by 2.2 m high fencing and gates when not in use.  The stadium is designed and will be constructed to a standard that will enable the hosting of 3 music concerts in a calendar year, subject to appropriate licensing and availability with regard to the primary use of the stadium for GAA fixtures and other sporting events.

It is proposed that the redevelopment of Casement Park will provide a 34,578 (gross) capacity stadium which includes 200 seats for players and officials and 192 seats for press. The net spectator capacity of the stadium will therefore be 34,186 of which approximately 8,175 will be provided as standing terracing.

Modes of Operation:

The proposed redevelopment of Casement Park seeks to deliver a provincial GAA stadium capable of hosting the major events in the Ulster GAA calendar namely the Ulster Senior Football Championship final and semi-finals. It is proposed that the venue will serve the community throughout the week by encouraging community use of the facilities on a daily basis. The Environmental Statement (ES) assesses the use of the stadium in the following modes of operation:

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 Daily Operations: Daily community use of the community café and the flexible community space for classes and other community uses; Casement Social Club; Antrim GAA Offices; Conference facilities; Heritage Centre; Schools use (Educational); and Handball Courts.

 Sporting Events: County Training: 12 – 24 sessions annually, generally in evenings; School Matches: 8-12 matches annually with an attendance range of 200 – 2500 in afternoons and some evenings; Club Matches: c25 matches annually with attendance ranging from 500 – 3500 on evenings and at weekends; County Matches: 20-30 matches annually with attendances ranging from 50 – 5000 with some evening matches but generally at weekends; Ulster Senior Football Championship Preliminary Match and/or Quarter Finals involving 1- 2 matches per year; Ulster Senior and Minor Hurling Finals – 1 weekend event with attendance 2000 – 5000; All Ireland Qualifiers: 2-5 matches with attendance range 3000 – 15000 at weekends; Ulster Championship Semi-Finals: 2 matches with attendances c20000 at weekends; and, Ulster Championship Final: 1 match with anticipated capacity attendance 34578 on Sunday afternoon.

 Major Non-Sporting Events comprising: Up to a maximum 3 outdoor music concerts in a calendar year. For the purposes of the ES assessment the 3 events are assumed to be capacity concert events (34186 in attendance) and to involve 1 day setting up the concert equipment, 1 day for the event and a further day for disassembling of equipment and its removal from the site.

Proposed New Stands and Facilities:

The proposed redevelopment of Casement Park consists of a 34,578 capacity stadium arranged around a 144 m X 88 m pitch.

The architecture of the stadium and the stands in particular is driven by the need to satisfy the target capacity as well as minimising the impacts on surrounding neighbours.

The built form occupies the centre of the site in order to position itself away from the neighbouring buildings. There are no external compounds as all service spaces are incorporated within the footprint of the building. A new boundary wall will be constructed 2m inside the existing site boundary and will be a precast concrete panel 3m high from stadium side. The new boundary wall will be clad in timber on the façade facing onto adjoining residential properties. The space between the existing boundary and the new boundary wall will be landscaped.

The proposed redevelopment will provide covered spectator accommodation on all four sides of the ground.

The stadium building is split into three parts. A base undercroft allowing the building to adapt to the varying levels across the site (metal, mesh), a pre-cast concrete plinth (solid and dark) which responds to the surrounding building proportions and a upper storey canopy of translucent polycarbonate which seeks to diminish the scale of the building through its patterning. The plinth

PagePage 9 of 1327 Application ID: LA04/2017/0474/F generally matches the scale and height of the surrounding residential properties. A band of high level windows and louvres are proposed in the plinth to provide ventilation and daylight. On the Andersonstown Road the plinth is elevated one storey and creates a covered plaza. The elevated plinth is of similar height of the retail block to the west and the residential and offices to the east.

The proposed canopy covering the spectators is light in colour. The material is a translucent polycarbonate interlocking cladding sheets, knitted to a lightweight steel framing structure. The eaves of the canopy sit on average approximately 8.6m above the top of the plinth. In response to the local context the polycarbonate skin is stepped back and angled to mitigate the visual impact of the upper sections of the stadium.

The highest part of the stadium is the inner rim of the roof canopy furthest away from the adjoining properties.

At the Andersonstown Road interface the plinth is typically 8.5 m above the level of the public highway. The eaves of the canopy are approximately 17.5m above road level and the inner rim of the stand is typically 22m high at that point.

At the southern end of the stadium the design incorporates an undercroft area. In that area the typical height of the plinth above the undercroft floor is 8.2m, while the eaves of the canopy are typically 17m above the ground and inner rim of the canopy is 25.5m high.

Along the eastern side of the stadium the levels change from the high point at the Andersonstown Road to the southeast corner. At the centre of that flank the height of the plinth is typically 13m above adjoining ground levels. The eave of the canopy is typically 21m high and the inner rim of the canopy is typically 25.5m high from adjoining ground levels.

Along the western side of the stadium centrally the height of the plinth is typically 13m above adjoining ground levels. The eaves is the canopy is typically 21m high and the inner rim of the canopy is typically 25.5m high. .

It the intension that the canopy’s translucency will let light into the spaces behind but will also prevent views out.

The main design implications centres on the visual impact of the stadium in particular the siting, height and form of the stands, especially where it borders existing residential properties and gardens, namely Owenvarragh Park, Owenvarragh Gardens, Mooreland Park and Mooreland Drive. The proposed stand provide a continuous covered structure around the whole of the pitch which is consistent with other modern day 21st century stadium facilities. This contrasts with the existing stadium which has a single covered stand on the western side of the pitch. In an effort to minimise the visual impact of the proposal, the structures have ben sited so as to maximise the distance from nearby houses. The proximity of surrounding properties range from between 13m (86 Andersonstown Road) to 46m (2 Owenvarragh Park) from the stadium structure. Further detailed cross sections through the entire site and surrounding properties as a whole is recommended. It is accepted that the structure has been designed so that they are angled away from the surrounding properties and finished in a light coloured material. In terms of wider visual effect, it is recommended that further images are required to demonstrate the impact on the skyline and on key views, both near and distant.

The primary use of the re-developed Casement Park will be as a provincial sports stadium. However, the stadium is designed and will be constructed to a standard that will enable the hosting of a number of music concerts – up to 3 per calendar year. This will be subject to a separate licencing regime.

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The capacity in concert mode is up to 34,186; of those spectators, up to 15,343 people will be accommodate on the field of play as not all of the seating in the stands will be available for concert use.

Car Parking and Access:

A total of 211 on site car parking spaces and 74 cycle parking hoops are proposed in lower level undercroft parking within the stadium. On full capacity match days it is proposed that available car parking will be reduced to 95 spaces as the remainder of the space is proposed to provide a spectator circulation zone around the perimeter of the stadium (south eastern section of the site).

The main access for motor vehicles is via the access point in the north-east concern of the site. Further vehicular accesses are provided at Owenvarragh Park to the rear of the west stand and on Mooreland Drive to the rear of the east stand.

Pedestrian access to the site is to be provided from Andersonstown Road frontage, Owenvarragh Park, Owenvarragh Gardens and from Mooreland Park.

The GAA has secured control over a strip of land between Mooreland Park and Stockman’s Lane which will be utilised for access and egress on designated match days (likely to be events exceeding 15,000 attendance) and in emergency situations.

The planning application is supported by a number of Technical Reports addressing Traffic and Transportation. The Sustainable Travel Plan submitted aims to discourage / minimise the number of private cars used by people attending matches and events at the stadium. A number of travel options are proposed by the applicant to offer a viable alternative to the private car for spectators and visitors to the stadium.

The options put forward by the applicant include:

Increased GAA Supporter Coach Travel This option proposes to utilise the extensive network of GAA clubs through Ulster, linked to a ticketing strategy that encourages clubs to organise coach transport for their members. It is proposed that larger clubs will act as hubs and pick up points for supporters within their hinterland and those of neighbouring clubs together with the network of DfI Park & Rides sites to maximise the numbers of travelling by coach rather than private car.

Dedicated Park & Ride Sites at Maze Long Kesh and Titanic Quarter This option offers the potential to provide Park & Ride with bus shuttle services along the hard shoulder of the M1 and through good public transport connections from Titanic Quarter.

Belfast City Centre Hub This option proposes using under-utilised car parking provision on Sunday afternoons and on Saturday evenings when higher capacity events will occur. It is proposed that these spaces could be connected to the application site by dedicated bus lanes and by the forthcoming Belfast Rapid Transit. Local Access Management This option involves park and walk where spectators with pre-booked tickets will be able to avail of proposed parking in the Boucher Road playing fields than 1 mile from the stadium. It is proposed that a pre-booked shuttle bus will also transport those with mobility issues to the ground. In addition a partnership with the PSNI, GAA Stewards and the local community will manage parking activity in the vicinity of the stadium closely linked to a ticketing and communications strategy to discourage spectators bringing their car into the Andersonstown Area.

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Coach drop off and lay by areas This option has have been identified at Blackstaff Way, at Monagh Bypass, at St Teresa’s Primary School, Glen Road, at St Genevieve’s High School, Stewartstown Road, at Woodlands playing fields on Finaghy Road North , at Black’s Road Park & Ride site, and at Lamh Dhearg GAC, Hannahstown Hill.

It is proposed that the specific measures required to service any given effect will reflects the nature of the event and the crowd demographic.

Landscaping and Public Realm:

The redevelopment proposals include an improved Andersonstown Road streetscape including enhanced public realm provision to the rear of the public footpath. The new frontage is being set back some 10m from its current position facilitating the creation of the North Plaza, situated at the back of the public footpath. The plaza of public realm is level with the Andersonstown Road at the eastern end but as the public road slopes down to the west, the plaza is approximately 1.7m higher than the street in the west. The western end of the plaza has steps to make up this level change and a 1.1m high crowd loaded barrier on the front edge.

It is intended that the plaza will provide shelter to people as they access the stadium via Andersonstown Road. The ticket office is also directly off the plaza. It will therefore also act as a gathering and meeting place for spectators before they head to the appropriate site entrance.

On a non-match day it is proposed that the covered plaza could be used for public functions, displays, presentations, markets or used as an outside space for the proposed GAA café which is proposed to be sited centrally in the Andersonstown Road façade. A precast slatted front wall to the plaza, with handrail behind will provide a base for the stadium signage.

The proposed design also includes the construction of a new perimeter wall set back on average by 2m from the existing boundary wall. The space between the new wall and the existing site boundary will facilitate the landscape planting of trees and appropriate ground cover along the western, southern and eastern boundaries to increase screening value, biodiversity and create habitats for native fauna and flora.

Planning Considerations:

The Environmental Statement submitted covers the following chapters: 1. Introduction; 2. Project Description; 3. Alternatives; 4. Scoping & Consultation; 5. Transport; 6. Noise & Vibration; 7. Soils & Geology (including Contaminated Land); 8. Water Drainage; 9. Ecology; 10. Townscape & Visual; 11. Air Quality, Odour & Climate; 12. Overshadowing, Daylight & Sunlight; 13. Artificial Lighting; 14. Waste Management; 15. Socio-Economic; 16. Cultural Heritage; 17. Telecommunications & TV Reception; 18. Interactions;

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19. Cumulative Effects.

DFI have consulted the council on the details of the application and have undertaken consultation with the following organisations:

Consultations:

Environmental Health – Belfast City Council – No response to date Northern Ireland Water Ltd – No objection DAERA – No response to date Rivers Agency – No objection Transport NI – No response to date PSNI – Road Policing Unit – No response to date Historic Environment Division – No objection Ofcom Northern Ireland – No response to date

Representations:

At the time of writing a total of 594 No representations have been received from third parties raising 108 letters of objection and 483 letters support for the proposal.

Objection Principle of stadium at this location ;Capacity of stadium is too high Proximity to residential dwellings and gardens and impact on amenity Concerts at this location and anti-social behaviour Traffic and crowd movement

Support General support recorded

The full details of the planning application (drawings, reports and the Environmental Statement) can be accessed of the planning portal at http://epicpublic.planningni.gov.uk

Recommendation:

Further detailed cross sections through the entire site and surrounding properties as a whole is recommended. In addition, in terms of wider visual effect, it is recommended that further images are required to demonstrate the impact on the skyline and on key views, both near and distant. Greater certainty around travel, transport and traffic should also be provided at this stage.

Members are requested to note the content of this briefing and advise if they wish to make any comment on this planning application to DFI at this stage.

PagePage 13 of 1331 This page is intentionally left blank Agenda Item 8q

Development Management Report Committee Application

Summary Committee Meeting Date: 11 September 2018 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC Proposal: Location: Change of use and extensions and alterations Crumlin Road Courthouse 94-100 Crumlin to the existing courthouse including roof Road Belfast BT14 6AR. extension to create hotel with ancillary facilities, parking, landscaping and all associated works.

Referral Route: Committee – Major Planning Application

Recommendation: APPROVAL Applicant Name and Address: Agent Name and Address: Signature Living N/A Millennium House 60 Victoria Street Liverpool L1 6JH Executive Summary:

Both planning permission and Listed Building Consent are sought. This is a joint report that deals with both applications. The key issues in the assessment of the proposal are as follows:

- The principle of the proposal at this location; - Impact on the special historic and architectural qualities of the listed building; - Impact on the amenity / character of the area; - Impact on transport and other infrastructure; - Drainage and flooding impacts; - Impact on protected species

The site is located on the Crumlin Road and is occupied by a former Court house building. It is a Grade B+ listed building. The Crumlin Road Courthouse was designed by the architect Charles Lanyon and completed in 1850. The original building was extended in 1905 by Young and McKenzie. It is situated across the road from the Crumlin Road Gaol and the two are linked by an underground passage. The courthouse closed in June 1998 and has fallen into disrepair since closure following fire damage.

The site is un-zoned in the BUAP. Within dBMAP and the successfully challenged BMAP, the site is subject to a mixed use zoning which stipulates certain uses types, and states B1 (A) office use of the use classes order should be restricted to the Courthouse (and gaol). Accordingly, the proposed use would be contrary to the draft plan in that it does not fall within any of the uses stipulated. The planning history indicates that the building and site was previously deemed appropriate for hotel use through an approval in 2007. Hotel use is deemed sui generous within the use classes order; however, such a use is not dissimilar to residential institution use as discussed in the updated key site requirements discussed under the successfully challenged BMAP. The proposal would also generate employment. Accordingly, the proposal would not be at complete odds with the thrust of the mixed use employment aims of these plans. Account must also be taken of the revised context since BMAP, through the conversion of the gaol to a tourism

Page 33 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC use. A hotel use would be complementary in this regard, and the development of the heritage aspects of the proposal would further strengthen the tourism offer/experience. This would support the aims of the development plan and PPS16 aims of improving tourist and heritage facilities. It is also noteworthy that no redevelopment proposals have been submitted since the previous permissions. Given the site context of Crumlin Road, which consists of non-residential uses and the previous approval, the proposed hotel and uses are considered acceptable in principle subject to satisfactory design and environmental issues.

Internally, the building is now structurally compromised, including the roof which is now open to the elements in part. The internal layout remains in part, however significant features have been lost or seriously decayed through a combination of fires and rainwater damage. It is clearly evident from inspection that this deterioration will continue unless urgent protection and repair works are completed. As a result of the state of the building, the applicant is unable to complete a full detailed structural assessment of the building at this time, but has surveyed elements where safe and practical to do so. This has informed the proposed layout. The main courtroom – number 1, is to be retained and restored to its original layout and detailing and will become the focal point for historical and tourism interest. The remainder of the ground floor will become the reception/bar area, kitchen, and guest rooms. Spa facilities will occupy the basement rooms, with further accommodation to the upper floors. Function space will occupy the top floor of the new rooftop extension. The existing exterior elevations are to be restored to their original design and finishes. All rooms will largely reuse the existing/original layout of the building. General details have been provided in relation to the internal refurbishment, however final details cannot be confirmed until the outcome of the full structural survey to be completed. Whilst HED has concerns with the approach, it is content in principle with the room uses and the design details of the roof extension, subject to planning conditions, the final details regarding finishes and any works to existing details can be secured/agreed.

In addition, the applicant has advised that they are seeking grant funding from the Heritage Lottery Fund for the restoration of the Court Room section of the building. This is subject to strict time constraints, and it is understood that it must be accompanied by a positive planning determination. Within this context therefore, it is considered in the public interest to expedite the application. Regard is also had to potential further deterioration of the building in inclement weather as winter approaches and associated deterioration in the condition of the building that would likely result.

It is not considered that the proposal will adversely impact on amenity due to separation distances to nearby residential and commercial properties. Conditions are proposed to assist in mitigating amenity impacts.

DFI Roads, Environmental Health and NI Water have no objections to the proposal subject to conditions and/or informatives. DAERA Contaminated Land Section has requested a further phase 2 contamination assessment survey of the site to identify contamination. Given the structural and funding issues discussed above, it is considered that this information should be secured through condition. Rivers Agency and Natural Heritage are currently assessing information in relation to drainage and protected species issues. Delegated authority is sought to resolve these matters.

Two representations have been received, which support the proposals.

Having regard to the policy context, planning history, and other material considerations above, the proposal is considered acceptable in principle. It is recommended that the Planning Committee gives the Director of Planning and Building Control delegated authority to approve the application with conditions subject to resolution of outstanding issues, in particularly those related to the heritage impacts of the proposal.

PagePage 2 of34 21 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC

Case Officer Report Site Location Plan

Site Plan

PagePage 3 of 2135 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC

Ground Floor

Second Floor:

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Roof Plan:

Front Elevation

Rear Elevation

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Consultations: Consultation Type Consultee Response Statutory NIEA Advice Awaiting Response following receipt of further information Statutory Historic Environment Division Awaiting Response following (HED) receipt of further information

Statutory DFI Roads - Hydebank No objections

Statutory NI Water - Strategic Advice Applications Statutory Rivers Agency Awaiting Response following receipt of further information

Non Statutory Env Health Belfast City No objection subject to Council conditions

Non Statutory Building Control Belfast City Awaiting Response Council Representations: Letters of Support 2 Letters of Objection None Received Number of Support Petitions and No Petitions Received signatures Number of Petitions of Objection and No Petitions Received signatures Representations from Elected None: Members Meeting attended by Cllr Ciaran Beattie Neighbour Notification Checked Yes

1.0 Description of Proposed Development

Change of use and extensions and alterations to the existing courthouse including roof extension to create hotel (77 bedrooms) with ancillary facilities, parking, landscaping and

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all associated works.

2.0 Description of Site

2.1 The site is located on the Crumlin Road and is occupied by a former Court house building. It is a Grade B+ listed building. The Crumlin Road Courthouse was designed by the architect Charles Lanyon and completed in 1850. The original building was extended in 1905 by Young and McKenzie. It is situated across the road from the Crumlin Road Gaol and the two are linked by an underground passage. The courthouse closed in June 1998 and has fallen into disrepair since closure following fire damage. The topography of the site is broadly level, save for an area along the eastern part of the site which slopes steeply towards the site boundary. There are public roads adjacent to the site to the east and south (rear).

2.2 The area is of mixed use and includes a health centre adjacent to the west, and two storey housing to the south and east. The Crumlin Road includes retail and small scale office uses. There is a mix of building designs and finishes within the area.

Planning Assessment of Policy and other Material Considerations

3.0 Site History

Ref ID: Z/2006/2132/LB Proposal: Conversion of former courthouse to hotel including demolition of rear section of existing building, construction of new extension and restoration of former courtroom. Address: Crumlin Road Courthouse, Crumlin Road, Belfast, BT14 Decision: Approval Decision Date: 18.10.2007

Ref ID: Z/2006/2127/F Proposal: Conversion of former courthouse to hotel including demolition of rear section of existing building, construction of new extension and restoration of former courtroom. Address: Crumlin Road Courthouse, Crumlin Road, Belfast, BT14 Decision: Approval Decision Date: 18.10.2007

Ref ID: Z/2003/1504/LB Proposal: Conversion of former Courthouse and offices to modern offices including demolition of rear section of existing building and construction of new extension. Restoration of former Courtroom Address: Crumlin Road Courthouse, Crumlin Road, Belfast, BT15 Decision: Approval Decision Date: 04.11.2004

Ref ID: Z/2003/1502/F Proposal: Conversion of former Courthouse and offices to modern offices including demolition of rear section of existing building and construction of new extension. Restoration of former Courtroom. Address: Crumlin Road Courthouse, Crumlin Road, Belfast, BT15 Decision: Approval Decision Date: 10.11.2004

4.0 Policy Framework

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4.1 Belfast Urban Area Plan 2001 Draft Belfast Metropolitan Area Plan 2015 Belfast Metropolitan Area Plan 2015 (successful legal challenge) Draft Belfast Development Strategy

4.2 Regional Development Strategy (RDS); Strategic Planning Policy Statement (SPPS); Planning Policy Statement (PPS) 6, Planning, Archaeology and the Built Heritage, PPS3: Roads Considerations; Planning Policy Statement 13 – Transportation and Land Use Planning Policy Statement 15 – Planning and Flood Risk Planning Policy Statement 16 - Tourism Development Control Advice Note 15 Vehicular Access Standards

5.0 Statutory Consultee Responses Transport NI – no objections in principle subject to conditions NI Water – no objections; Rivers Agency – response outstanding; Natural Heritage – response outstanding; Historic Environment Division – no objections in principle subject to additional information;

6.0 Non Statutory Consultee Responses Environmental Health – response outstanding; Building Control – response outstanding.

7.0 Representations 7.1 The application has been neighbour notified and advertised in the local press. Two letters of support have been received.

8.0 Other Material Considerations Belfast Agenda

9.0 Assessment

9.1 The key issues in the assessment of the proposal are as follows:

- The principle of the proposal at this location; - Impact on the special historic and architectural qualities of the listed building - Impact on amenity / character of the area; - Impact on transport and other infrastructure; - Drainage and flooding impacts; - Impact on protected species.

Policy Considerations:

9.2 Policy SFG3 of the RDS seeks to enhance the role of Belfast City Centre as the regional capital and focus of administration, commerce, specialised services and cultural amenities. This policy states ‘Belfast City Centre has developed its regional shopping offer. A precautionary approach needs to be continued in relation to future major retail development proposals based on the likely risk of out of centre shopping developments having an adverse impact on the city centre shopping area’.

9.3 The SPPS sets out five core planning principles of the planning system, including improving health and well-being, supporting sustainable economic growth, creating and enhancing

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shared space, and supporting good design and place making. The SPPS refers to town centre uses and requires a town centre first approach through the sequential test. The SPPS states at paragraph 1.13 (page 7) that a number of policy statements, including PPS3, remain applicable under ‘transitional arrangements’.

9.4 Paragraphs 4.11 and 4.12 require the safeguarding of residential and work environs and the protection of amenity. Paragraphs 4.13-8 highlight the importance of creating shared space, whilst paragraph 4.23-7 stress the importance of good design. Paragraphs 4.18-22 details that sustainable economic growth will be supported.

9.5 BUAP is the current statutory Local Development Plan for the area. Within the plan the site is not subject to any zonings. Tourism policy is of relevance, which encourages the development of tourism facilities under Policy T1.

9.6 Within dBMAP the site forms part of a wider zoning BT009, Land at Crumlin Road including Girdwood Barracks, a zoning for mixed use. This specifies Key Site Requirements including a range of appropriate uses. No reference/requirements to the Court house building is included. The PAC inquiry report recommended revision to include residential institution uses to allow a greater degree of flexibility in regenerating the site. Strategic tourism policy is also relevant.

9.7 Within the purported to be adopted BMAP, the site remains part of the wider zoning discussed in the dBMAP, and is zoned under BT003 as mixed use. The court house is expressly referred to as being suitable for use class B1 (a) office use. Tourism use policies are also relevant.

9.8 PPS6 is relevant due to the site being a Listed Building, and proximity to the Gaol which is also a Listed Building.

9.9 PPS 16 relates to tourism. TSM1 states planning permission will be granted for a proposal for tourism development (including a tourist amenity or tourist accommodation) within a settlement; provided it is of a nature appropriate to the settlement, respects the site context in terms of scale, size and design, and has regard to the specified provisions of a development plan. TSM7 sets out criteria against which tourism proposals will be assessed. Development Control Advice Note 4 (DCAN4) relates to restaurant (and related) uses.

9.10 PPS2 is a material consideration due to the derelict condition of the site which could potentially be habitat for protected species. PPS15 Drainage and Flooding is a material consideration due to the size of proposal – consideration of drainage impacts is necessary under FLD3. PPS13 and DCAN 15 are consideration due to the vehicle access and associated traffic implications of the proposal.

Consideration

Principle of Development

9.11 Planning Policy Statements

The primary policy considerations are set out in Policy BH7 of PPS 6 which provides the policy on the change of use of listed buildings. It states that the Department will normally permit the change of use of a listed building where it secures the upkeep and survival of the building and the character and architectural or historic interest of the building would be preserved or enhanced. BH8 relates to extensions or alterations to a listed building and states that proposals will normally be permitted subject to 3 criteria. BH11 – Development affecting the Setting of Listed Buildings are also relevant in this case due to the proximity

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of the gaol. In regard to these policies, and given that the proposal would secure the retention and reuse of an important listed building which is in poor condition, conversion is therefore acceptable in principle subject to appropriate details. Similarly, in regard to the remaining relevant PPS’s, suitable details must be proposed taking account of other material consideration including consultee responses.

Development Plans

9.12 The planning act requires proposals to be in accordance with the development plan for the area unless material considerations indicate otherwise. BUAP is silent in relation to the site and accordingly it falls to other considerations in regard to the appropriate use of the site. Within dBMAP and the successfully challenged BMAP, the site is subject to a mixed use zoning which stipulates certain uses types, and states B1 (A) office use of the use classes order should be restricted to the Courthouse (and gaol). Accordingly, the proposed use would be contrary to the draft plan in that it does not fall within any of the uses stipulated.

9.13 The recently published draft Belfast Local Development Plan Strategy includes strategic policies relevant to the proposal such as tourism. It does not include site specific requirements and is currently subject to public consultation. Accordingly, little weight can be attributed to its policies, as they may be subject to revision following consultation and independent examination.

9.14 The planning history indicates that the building and site was previously deemed appropriate for hotel use through an approval in 2007. Hotel use is sui generis within the use classes order, however such a use is not dissimilar to residential institution use as discussed in the updated key site requirements discussed under the successfully challenged BMAP. The proposal would also generate employment. Accordingly, the proposal would not be completely at odds with the thrust of the mixed use employment aims of these plans. Account must also be taken of the revised context since BMAP, through the conversion of the gaol to a tourism use. A hotel use would be complimentary in this regard, and the development of the heritage aspects of the proposal would further strengthen the tourism offer/experience. This would support the aims of the development plan and PPS16 aims of improving tourist and heritage facilities. It is also noteworthy that there has been a previous permission for conversion of the building to a hotel and that no redevelopment proposals have been submitted since the previous permissions.

9.15 The SPPS requires town centre uses to be directed to this location through the sequential test, stipulating a hierarchy of locations where proposal should be directed at paragraph 6.281. It is considered that the community benefit that could be realised from the safeguarding and reuse of an important heritage asset outweighs the need to direct the proposed use to the city centre. In any event, the site is somewhat unique, and a suitable building of the same characteristics and circumstance is not considered to be available within the city centre. It is considered unlikely that the proposal will of itself have a harmful impact on the vitality and viability of the city centre.

9.16 Taking account of the above, and given the site context of Crumlin Road, which consists of non-residential uses and the previous approval, the proposed hotel and uses are considered acceptable in principle subject to satisfactory design and environmental issues.

Impact on the Listed Building, design and character of the Area;

9.17 The proposed external alterations include the installation of new rooftop extension to the building. It is of contemporary design and materials and is sited back off the front elevation of the building. It would read as a modern addition to the roofscape when viewed from and to intermediate distance public viewpoints on the Crumlin Road and residential streets to

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the rear. It is two storeys in height and would be subordinate in scale and design. HED Listed buildings have no objections in principle to this addition, subject to clarification of structural and finish treatments. It is therefore considered acceptable subject to the receipt of these further details. The proposal includes restoration of the original facades, including windows and other ornate detailing, and all boundary metal railings. The existing access gates points are to be widened to facilities service and bus accessing the site. HED have no objections to these improvements in principle, however further details and methodology is required. Car parking is sited predominately to the rear side at rear of the building which will assist in maintaining the setting of the building. Landscaping is also proposed which will assist in filtering views and visual impact of hard surfaced areas. Planting and maintenance details can be secured through condition. It is considered therefore that the proposal will not compromise the external character of the building, the setting of the gaol (another Listed Building), or the locality.

9.18 Internally, the building is now structurally compromised, including the roof which is now open to the elements in part. The internal layout and associated remains in part, however significant features have been lost or seriously decayed through a combination of fires and rainwater damage. It is clearly evident from inspection that this deterioration will continue unless urgent protection and repair works are completed.

9.19 As a result of the state of the building, the applicant is unable to complete a full detailed structural assessment of the building at this time, but has surveyed elements where safe and practical to do so. This has informed the proposed layout. The main courtroom – number 1, is to be retained and restored to its original layout and detailing and will become the focal point for historical and tourism interest. The remainder of the ground floor will become the reception/bar area, kitchen, and guest rooms. Spa facilities will occupy the basement rooms, with further accommodation to the upper floors. Function space will occupy the top floor of the new rooftop extension. The existing exterior elevations are to be restored to their original design and finishes. All rooms will largely reuse the existing/original layout of the building. General details have been provided in relation to the internal refurbishment, however final details cannot be confirmed until the outcome of the full structural survey to be completed. Whilst HED have concerns with this approach, they are content in principle with the room uses and subject to planning conditions, the final details regarding finishes and any works to existing details can be secured/agreed.

9.20 Whilst an unusual approach, it is considered that it is in the public interest to secure the architectural features and future of the building. As HED are content in principle, there is sufficient information to deem the proposals acceptable in principle. The applicant has advised that they are seeking grant funding from the Heritage Lottery Fund for the restoration of the Court Room section of the building. This is apparently subject to strict time constraints, and must be accompanied by a positive planning determination. Within the context and poor condition of the building, which could deteriorate even further, it is considered in the public interest to expedite the application.

Impact on the character and amenity of the area

9.21 As mentioned above, it is considered that the proposals are sympathetic to the exterior of the building and its setting. It is advised that the character and appearance of the area would be enhanced through the renovation of the building, which is currently in decay.

Delegated authority is sought to investigate with the applicant the potential for public realm improvements along the frontage of the site. This would help enhance the setting of the building and improve connectivity.

9.22 Residential uses are located to the rear of the site. There are potential impacts on these

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properties from the proposed use and in particular the function room use within the new rooftop extension. A noise impact report has been completed and Environmental Health, following review, has requested addition information in relation to this. Notwithstanding this, it is possible to condition employment of adequate noise mitigation measures, in addition to restricting the hours of operation of the outdoor terrace and servicing/delivery times to minimise noise disturbance to existing residents.

9.23 It is not considered that the proposed use and alterations would result in a significant impact on existing residents in terms of overshadowing or dominance. The rooftop extension would have a marginal impact in this regard due to the addition height proposed and the separation distances to these properties. Similarly, no direct overlooking would result from the alterations and separation distances available would also mitigate any impacts. No adverse impact is also likely on the adjacent health centre again due to separation distances and the commercial nature of the site.

Access, Parking and Transport

9.24 In relation to traffic, access, servicing arrangement and parking issues, DFI Roads were consulted and is satisfied with the traffic, parking and access arrangements. This includes the layout arrangement for accessing the site and parking. Delegated authority can be used to resolve some of the technical details in relation the issues

Given the response from DFI Roads, the proposal is considered compliant with requirements in PPS3 and associated guidance.

Contamination

9.25 Environmental Health have no objections subject to conditions. DAERA Contaminated Land Section have requested a further phase 2 contamination assessment survey of the site to identify contamination. Given the structural and funding issues discussed above, it is considered that this information should be secured through condition. Remediation details will also need to be provided through planning condition. Environmental Health has no objection subject to conditions and/or informatives, and therefore the proposal will not result in an unacceptable impact in terms of noise, air quality, or related issues.

Drainage/Flooding and water/sewerage infrastructure

9.26 A drainage assessment has been provided and Rivers Agency are undertaking assessment of this report and associated details. It is unlikely, given that the proposal predominantly involves a change of use, that the proposal would have a significant drainage or flooding impact, however Rivers Agency are assessing this aspect at the time of writing. Delegated authority is sought to resolve this issue in consultation with Rivers Agency and any related matters that may arise. A condition is likely to be required in order to secure delivery of any mitigation measures necessary.

9.27 NI Water has no objection in relation to sewerage or water supply to the proposal.

Impact on protected species

9.28 The condition of the building indicates that there may be potential habitat for bats which is a protected species. Natural Heritage are assessing a habitat survey submitted in support of the application. Delegated authority is sought to resolve this issue in consultation with Rivers Agency and any related matters.

Representations

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Two representations has been received, which support the proposals.

10.0 Having regard to the policy context, planning history, and other material considerations above, the proposal is considered acceptable in principle. It is recommended that the Planning Committee gives the Director of Planning and Building Control delegated authority to approve the application and finalise the wording of conditions subject to resolution of outstanding issues, in particularly those related to the heritage impacts of the proposal.

Conditions (Delegation of final conditions to the Director of Planning and Building Control)

1. The development hereby permitted shall be begun before the expiration of 5 years from the date of this permission.

Reason: As required by Section 61 of the Planning Act (Northern Ireland) 2011.

2. No development hereby permitted shall commence until a full condition and structural survey of the court house building and a full schedule and specification of repairs and works has been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

3. No works shall commence on site until a full survey, including analysis, and photographic record of the listed building(s) has been submitted to and approved in writing by the Local Planning Authority.

REASON: To secure the proper recording of the listed building.

4. The materials and construction method to be used in the construction of the external surfaces of the development hereby permitted shall be submitted to the Planning Authority for written agreement prior to commencement of any development on the site. The materials shall match in material, colour and texture those used in the existing building except where indicated on the approved plans. The development shall not be carried out unless in accordance with the approved details.

REASON: In the interests of visual amenity and the character and appearance of the area.

5. All new internal works and finishes, and any works of making good, shall match the existing original fabric by using materials of a matching form, composition and consistency, detailed execution and finished appearance, except where indicated otherwise on the drawings hereby approved. Samples of all materials to be used shall be submitted to the Local Planning Authority for written agreement prior to commencement of works to that element of the development on the site.

Reason: In order that the architectural and historic interest of this Building is safeguarded and in the interest of visual amenity.

6. No equipment, machinery or materials are to be brought on the site for the purpose of the development including demolition until a report detailing all protection measures for existing historic surfaces during the development has been submitted to and agreed in writing with the Local Planning Authority and verified by Historic Environment Division. All means of protection shall be retained in situ in accordance with the agreed details and for the duration of the

PagePage 13 of 2145 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC development. The developer shall inform the Local Planning Authority on completing the installation of all protection measures so that the Local Planning Authority or their representative to agree such measures before allowing development to commence. Development shall not commence until these measures have been agreed by the Local Planning Authority in writing.

Reason: To ensure that adequate protection measures are put in place around listed building features prior to the commencement of development to ensure that features are not damaged or otherwise adversely affected by building operations.

7. A window schedule shall be submitted to and agreed with the Local Planning Authority provided scheduling replacement and repair where applicable prior to tender and commencement of any development hereby permitted. The windows shall match the design, mouldings, glazing and glazing bar pattern of original windows. The development shall be completed in accordance with the agreed details.

REASON: In the interests of visual amenity and to protect the architectural features of the Listed Building.

8. Internal or external historic decorative or functional features, including plasterwork, ironwork, fitted cupboards, bookcases, ceramic tiling, shelving, fireplaces and grates, staircases, staircase balustrading and other woodwork, shall not be removed or altered unless expressly specified in the approved drawings. Retained features shall be fully protected during the course of any works on site. Any missing stairway joinery, skirtings, cornices, architraves, window panelling and doors shall be copied, and subsequently replaced, to exactly replicate the existing in material and detailing.

REASON: To protect the architectural features of the Listed Building.

9.No development shall commence until full details of all services including mechanical, electrical and audio installations routeways and installations impacting the architecture and detail of the listed building have been submitted to and agreed with the Local Planning Authority and verified with Historic Environment Division. The development shall be completed in accordance with the agreed details and no variations to the agreed scheme shall be implemented without to the agreement of the Local Planning Authority in writing.

REASON: To protect the architectural features of the Listed Building.

10. Any proposed new joinery work shall replicate the materials, dimensions and profiles and historic finish of the existing joinery work, except where otherwise specified on the approved drawings.

REASON: In the interests of visual amenity and to protect the architectural features of the Listed Building.

11.All services (including those for water supply, drainage, heating, and gas supplies) shall be laid underground or housed internally within the development hereby approved. No vents, extracts, or plumbing or pipes, other than rainwater pipes, shall be fixed on the external face of the building, unless shown on the approved drawings.

REASON: In the interests of visual amenity and to protect the architectural features of the Listed Building.

12. No development shall commence on site until a scheme of works for noise attenuation has been submitted to and approved in writing by the Local Planning Authority. Any works which

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REASON: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

13. External areas adjacent to or in association with the function space with the development hereby permitted shall not be operational outside the hours of 07:00 and 23:00 hours.

Reason: In the interest of residential amenity.

14. No development shall take place before details of all external construction Works, the methods, materials and components to be used in the Works have been submitted to and approved in writing by the Local Planning Authority. Works shall include (but are not limited to) alteration, replacement or maintenance of brickwork, bonding, mortar, roof materials, fenestration, rainwater goods and decorative features. The development shall be undertaken in accordance with the approved details.

Reason: To safeguard the identification and recording of any features of architectural, historic and archaeological interest associated with the site and the fabric of the building.

15. No demolition or development shall take place before the applicant, or his/her agent or successors in title, has secured the implementation of a programme of building recording and analysis or watching brief. Details are to be submitted to and approved in writing by the Local Planning Authority prior to demolition/development commencing. The recording/watching brief is to be undertaken throughout the course of works affecting the below ground deposits and historic fabric of the building(s) concerned. The recording/watching brief is to be carried out by a professional archaeological/building recording consultant or organisation in accordance with the approved details.

Reason: To safeguard the identification and recording of any features of architectural, historic and archaeological interest associated with the site and the fabric of the building.

16. No external lighting shall be installed on site unless in accordance with details of such lighting, including the intensity of illumination and predicted lighting contours, which shall have been first submitted to, and approved in writing by, the Local Planning Authority prior to first occupation/use of the site. Any external lighting that is installed shall accord with the details so approved.

Reason: To safeguard the identification and recording of any features of architectural, historic and archaeological interest associated with the site and the fabric of the building.

17. No works shall commence on site until details of all new or replacement rainwater goods (which shall be of metal construction and finished in black) and their means of fixing to the building have been submitted to and approved in writing by the Local Planning Authority. The works shall be carried out in accordance with the approved details.

REASON: In the interests of preserving the character and appearance of the listed building and its setting.

18. No works shall commence on site until a watching brief has been arranged to be maintained during the course of the works affecting the historic fabric of the building. The watching brief shall be carried out in accordance with a written specification which shall have been first agreed in writing by the Local Planning Authority, by a professional archaeologist/building recorder or an

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REASON: To safeguard the identification and recording of features of historic and/or archaeological interest associated with the fabric of the building.

19. No development including site clearance works, lopping, topping or felling of trees, shall take place until full details of both the hard and soft landscape works have been submitted to and approved in writing by the Local Planning Authority.

The details shall include a detailed layout together with existing and proposed levels, cross sections, hard surface materials and other hard details including street furniture.

The details shall also include detailed planting plans with written planting specification including site preparation and planting methods and detailed plant schedules including the species, the size at time of planting, presentation, location, spacings and numbers.

A landscape management plan covering a minimum of 20 years including long term design objectives, performance indicators over time, management responsibilities and establishment maintenance and maintenance schedules for all landscaped areas, shall be submitted to and approved by the Local Planning Authority. The landscape management plan shall be carried out as approved and reviewed at years 5, 10 and 15 and any further changes agreed with the Local Planning Authority in writing prior to implementation.

Reason: To ensure the provision of amenity afforded by an appropriate landscape design.

20. All hard and soft landscape works shall be completed in accordance with the approved drawings, the appropriate British Standard, the relevant sections of the National Building Specification NBS [Landscape] and plant material with the National Plant Specification NPS prior to occupation of any part of the development hereby approved.

All plant stock supplied shall comply with the requirements of British Standard 3936, 'Specification for Nursery Stock'. All pre-planting site preparation, planting and post-planting maintenance works shall be carried out in accordance with the requirements of British Standard 4428 'Code of Practice for General Landscape Operations [excluding hard surfaces]'.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

21. Should any tree, shrub or hedge be removed, uprooted or destroyed or dies or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, it shall be replaced within the next planting season by trees, shrubs or hedges of the same species, variety and size to those originally planted, unless the Local Planning Authority gives its written consent to any request for variation.

Reason: To ensure the provision, establishment and maintenance of a high standard of landscape.

22. The development hereby permitted shall not become operational until the vehicular accesses, across a lowered kerb, have been constructed and marked to the satisfaction of the Local Planning Authority in consultation with DfI Roads.

REASON: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

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23. The development hereby permitted shall not become operational until visibility splays with x- distance of 3.0 m and y-distance 90.0 m at both vehicle accesses have been provided. The area within the visibility splays shall be cleared to provide a level surface no higher than 250 mm above the level of the adjoining carriageway and such splays shall be retained and kept clear thereafter.

REASON: To ensure there is a satisfactory means of access in the interests of road safety and the convenience of road users.

24. The development hereby permitted shall not become operational until a pedestrian crossing linking the Crumlin Road Courthouse and Crumlin Road Goal has been designed and constructed to the satisfaction of DfI Roads.

REASON: In the interests of pedestrian and road safety.

25. The development hereby permitted shall not become operational until hard surfaced areas have been constructed in accordance with the approved Drawing No. 02A ‘Site Layout’ Revision G published by the Belfast City Council Planning Office on 31 August 2018 to provide adequate facilities for parking, servicing and circulating within the site. No part of these hard surfaced areas shall be used for any purpose at any time than for the parking and movement of vehicles.

REASON: To ensure that adequate provision has been made for parking and manoeuvring within the site.

26. The development hereby permitted shall not become operational until a minimum of 2 No. disabled parking spaces have been constructed and marked. The disabled parking spaces must be laid out and marked to the satisfaction of DfI Roads and such that vehicles using these spaces may enter and exit this element of the site in a forward gear.

REASON: To ensure that adequate provision has been made for safely accessible disabled parking and manoeuvring within the site.

27. A minimum of 8 No. cycle parking spaces shall be provided internally for use by staff and residents and 5 No. cycle parking stands shall be provided and permanently retained close to the accesses to the proposed development for use by visitors to the development.

REASON: to encourage the use of alternative modes of transport for development

28. The development hereby permitted shall operate generally in accordance with the approved Framework Travel Plan published by the Belfast City Council Planning Office on 31 August 2018. This must include provision of the Translink iLink Initiative and the Bike2Work Initiative or equivalent measures to encourage sustainable travel by staff and visitors, to be agreed by DfI Roads.

REASON: To encourage the use of alternative modes of transport to the private car in accordance with the Transportation Principles.

29. The development hereby permitted shall not become operational until a detailed Service Management Plan has been submitted to and approved by the Local Planning Authority.

REASON: In the interests of road safety and traffic progression.

30. The development hereby permitted shall not become operational until a detailed Events Management Plan has been submitted to and approved by the Local Planning Authority. REASON: In the interests of road safety and traffic progression.

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31. Prior to the commencement of any construction works associated with the development, the applicant shall submit to the Council for approval in writing, a Quantitative Risk Assessment (often referred to as a Phase II). This Quantitative Risk Assessment must incorporate:

•A detailed site investigation in line with British Standards BS10175:2011. Any ground gas investigations should be conducted in line with BS8485:2015;

• A satisfactory assessment of the risks (including a Revised Conceptual Site Model) associated with any contamination present, conducted in line with current Defra and Environment Agency guidance.

• In addition, risks associated with ground gases should be assessed under the methodology outlined in CIRIA C665;

Reason: To protect human health and environmental receptors and to ensure the site is suitable for the proposed end use.

32.Based on the outcome of the risk assessments, a Remedial Strategy (often referred to as a Phase III) may be required. If found to be necessary, this Strategy must demonstrate how the identified pollutant linkages are to be broken and no longer a pose potential risk to human health and must be submitted for review and approval by Belfast City Council prior to the commencement of construction of the proposal.

Reason: To protect human health and environmental receptors and to ensure the site is suitable for the proposed end use.

33. In order to demonstrate that any identified remedial measures have been incorporated into the proposed development, a Verification Report must be submitted prior to the commencement of operation of the proposal for review and approval by Belfast City Council. • The Verification Report must be in accordance with current Environment Agency guidance and demonstrate that the mitigation measures have broken the relevant pollutant linkages and that the site no longer poses a potential risk to human health. Failure to provide a satisfactory Verification Report on completion of the works may lead to the assumption that the site remains a risk to human health.

Reason: To protect human health and environmental receptors and to ensure the site is suitable for the proposed end use.

34. No development shall take place until details of the means of ventilation for the extraction and dispersal of cooking smells/fumes, including details of its method of construction, odour control measures, noise levels, its appearance and finish have been submitted to and been approved in writing by the Local Planning Authority. The approved scheme shall be installed before the use hereby permitted commences and thereafter shall be permanently retained.

Reason: To safeguard the amenity of adjoining properties and to protect the general environment.

35. 4. The combined rating level of external plant shall not exceed the background noise level (L90) daytime and night time when measured in line with BS4142:2014 at the façade of the nearest noise sensitive premises.

Reason: To safeguard the amenity of adjoining properties and to protect the general environment.

PagePage 18 50of 21 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC

36. Prior to the commencement of the proposal the applicant shall submit to Belfast City Council the final design of the centralised energy and hot water plant and must demonstrate that there are no adverse impacts associated with the operation of the proposed plant.

Reason: In order to safeguard the amenities of adjoining residential occupiers.

37. The delivery and despatch of goods to and from the site shall be limited to the hours of 07:00 and 23:00 on Mondays to Fridays, 07:00 and 19:00 on Saturdays, and at no time on Sundays and Bank or Public Holidays.

REASON: To ensure the creation/retention of an environment free from intrusive levels of noise and activity in the interests of the amenity of the area.

38. No part of the development hereby permitted shall become operational until all drainage mitigation measures as set out in the submitted Drainage Assessment have been constructed and installed in accordance with these details. A report verifying these measures have been installed shall be submitted to the satisfaction of the Local Planning Authority. The mitigation measures shall be permanently retained thereafter and not removed without the prior consent of the Local Planning Authority.

Reason: to ensure adequate flood mitigation measures are provided for the site and to protect residential amenity.

Signature(s)

Date:

PagePage 19 of 2151 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC

ANNEX

Date Valid 21st June 2018

Date First Advertised 13th July 2018

Date Last Advertised

Details of Neighbour Notification (all addresses) The Owner/Occupier, 10 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 12 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 127 Malvern Way,Belfast,Antrim,BT13 1JA, The Owner/Occupier, 14 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 158 Malvern Way,Belfast,Antrim,BT13 1JA, The Owner/Occupier, 16 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 18 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 2 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 20 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 22 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 4 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 52 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 54 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 56 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 58 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 6 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, 60 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 62 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 64 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 66 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 68 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 70 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 72 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, 72-78 Mater Hospital,Crumlin Road,Mater Hospital,Belfast,Antrim,BT14 6ST, The Owner/Occupier, 8 Florence Court,Belfast,Antrim,BT13 1EY, The Owner/Occupier, Belfast Health And Social Care Trust,Crumlin Health Centre,94- 100 Crumlin Road Health Centre,Crumlin Road,Belfast,Antrim,BT14 6AP, The Owner/Occupier, Corrie Practice,Gp Practice 4,94-100 Crumlin Road Health Centre,Crumlin Road,Belfast,Antrim,BT14 6AR, The Owner/Occupier, Court House,80 Crumlin Road,Belfast,Antrim,BT14 6AH, The Owner/Occupier, Frier/Knox Practice,Gp Practice 1,94-100 Crumlin Road Health Centre,Crumlin Road,Belfast,Antrim,BT14 6AR, The Owner/Occupier, Hyde Services Ltd,74 Hopewell Avenue,Belfast,Antrim,BT13 1ED, The Owner/Occupier, Mater Hospital,Crumlin Road,Mater Hospital,Belfast,Antrim,BT14 6AD, The Owner/Occupier, Mchugh Practice,Gp Practice 2,94-100 Crumlin Road Health Centre,Crumlin Road,Belfast,Antrim,BT14 6AP, The Owner/Occupier, O'Kane Practice,Gp Practice 3,94-100 Crumlin Road Health Centre,Crumlin Road,Belfast,Antrim,BT14 6AR,

PagePage 20 52of 21 Application ID: LA04/2018/1650/F & LA04/2017/2786/LBC

Date of Last Neighbour Notification 6th July 2018

Date of EIA Determination 4th July 2018 ES Requested No

Planning History

Ref ID: LA04/2017/2786/LBC Proposal: Alterations and extensions of the existing Crumlin Road, Courthouse to create Hotel and ancillary uses. Address: Crumlin Road Courthouse, 94-100 Crumlin Road, Belfast, BT14 6AR, Decision: Decision Date:

Notification to Department (if relevant) N/A

Date of Notification to Department: Response of Department:

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