Development Management Officer Report Committee Application

Summary Committee Meeting Date: Item Number: Application ID: Z/2012/1210/F Proposal: Location: The conversion and extension of 1 Lennoxvale 1-7 Lennoxvale and the site of 52 Malone Road to provide 5 apartments, conversion of 3 Malone Lower BT9 5BY Lennoxvale to a 5-bed house, development of a new apartment block (between 3 and 5 Lennoxvale) to provide 6 apartments, conversion of 5 Lennoxvale to provide 4 apartments, demolition of 5a Lennoxvale and development of a new apartment block to provide 3 apartments, conversion of 7 Lennoxvale to provide 8 apartments and development of a new block (on the former site of 52 Malone Road) to provide 3 apartments. A total of 29 apartments and 1 house (of which 19 apartments and the house are HMOs) to provide 102 beds of managed purpose built student accommodation with a temporary plant unit, sub-station, car parking, landscaping, boundary fencing, cycle shelters, lighting, CCTV and associated operational development Referral Route: Major Application Recommendation: Refusal

Applicant Name and Address: Agent Name and Address: Queens University Belfast FM Planning Estates Dept The Gasworks Level 5 Admin Building 5 Cromac Avenue Queens University Belfast Belfast BT7 2JA BT7 1NN

Executive Summary:

The application seeks full planning permission for the conversion of the buildings on Lennoxvale and development of 3 new buildings including the demolition of 5a Lennoxvale to provide 102 beds of managed purpose built student accommodation with associated development (as set out in the description above)

The main planning issues to be considered are:

• The principle of the conversion and re-development at this location; • Impact on the character and appearance of the Malone Conservation Area; Application ID: Z/2012/1210/F

• Impact on wildlife and trees; • Impact on residential amenity; and • Traffic, movement and parking.

The site is located within the development limits of Belfast in the Belfast Metropolitan Area Plan and is identified as being within Malone Conservation Area (MCA).

The principle of Purpose Built Student Accommodation (PBSA) is acceptable given the site is not located in a wholly residential area and does not conflict with area plan designations

The proposal has been assessed against Policy HMO 7 of HMO Subject Plan 2015, Strategic Planning Policy Statement for , Planning Policy Statement 2: Natural Heritage, Planning Policy Statement 3: Access, Movement and Parking, Planning Policy Statement 6: Planning, Archaeology and the Built Environment and Planning Policy Statement 15: Planning and Flood Risk.

All Consultees offered no objections in principle with the scheme, subject to conditions. 105 objections have been received. The main issues raised include the impact on the character of the Conservation Area, noise, excessive light pollution, that the proposal is contrary to the recommendation of the Buchanan Report, contrary to BH 14 of PPS 6, impact on privacy through overlooking, loss of open space and impact on wildlife and trees, potential for local students and not international students as stated by QUB.

It is considered that the development will result in demonstrable harm to the character and appearance of Malone Conservation Area through inappropriate scale, massing and layout. The scheme also fails to respect the landscape features of the site and would, if permitted, harm the health and condition of significant trees which are protected by virtue of being within Malone Conservation Area

The application is recommended for refusal for the reasons set out in the case officer’s report below.

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Case Officer Report Site Location Plan

Characteristics of the Site and Area 1.0 Description of Proposed Development

The application seeks full planning permission for the following:

 1 Lennoxvale - Conversion and extension to provide 5 apartments;  3 Lennoxvale - Conversion to a 5-bed house;

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 Between 3 and 5 Lennoxvale - Development of a new apartment block to provide 6 apartments;  5 Lennoxvale - Conversion to provide 4 apartments;  5a Lennoxvale - Demolition and re-development of a new apartment block to provide 3 Apartments;  7 Lennoxvale - Conversion to provide 8 apartments; and  52 Malone Road – Re-development of a new block to provide 3 apartments.

A total of 29 apartments and 1 house; of which 19 apartments and the house are HMOs. This will provide 102 beds of managed purpose built student accommodation with a temporary plant unit, a sub-station (in garage of number 3).

With car parking, landscaping, boundary fencing, cycle shelters, lighting, CCTV and associated operational development.

2.0 Description of Site

The site consists of a portion of land that runs on the south side of Lennoxvale from the Malone Road to and including number 7 Lennoxvale and encompasses the properties 1, 3, 5, 7 Lennoxvale and number 52 Malone Road. The site contains a landscaped wedge which sits on a lower level and runs to the rear and parallel to the site and dwellings in the residential street behind Sans Souci Park.

Planning Assessment of Policy and other Material Considerations 3.0 Site History

Z/1989/0815- 1,3,5 & 7 LENNOXVALE & 52 MALONE Housing development of town houses and apartments- granted 5/9/90

Z/1997/1054- 1 & 3 LENNOXVALE AND 52 MALONE ROAD Demolition of 1 & 3 Lennoxvale and erection of 84 nos.bedsitting rooms with ancillary accommodation and car parking (Outline Application)- Granted 5/11/98

Z/2001/2321/RM- 1 and 3 Lennoxvale, and 52 Malone Road 79 Bedsitting rooms with ancillary accommodation and carparking- withdrawn

Z/2008/1326/F- 1 and 3 Lennoxvale, Belfast, BT9 5BY and site of 52 Malone Road Development of residential accommodation for staff (33 units) in three separate 2 1/2 storey buildings with associated landscaping and parking- withdrawn

Z/2008/1327/DCA- 1 and 3 Lennoxvale, Belfast,BT9 5BY and site of 52 Malone Road Demolition of No1 and No3 Lennoxvale and associated outbuildings- withdrawn

LA04/2015/0896/DCA- 1 Lennoxvale - demolition of rear single storey outbuildings and yard walls. 3 Lennoxvale-demolition of fire escape to rear and adjacent garage. 5 Lennoxvale- demolition of concrete ramp and small single storey lean to extension to rear. 5a Lennoxvale-demolition of entire single-storey pitched roof building. 7 Lennoxvale- demolition of single-storey extension- Current

Z/2014/0618/F- Demolition of Science Library, 14a Lennoxvale, sub-station, associated steps and ramp and Science Library boundary wall on St Ives Gardens, relocation of external fire access from side to rear elevation of Architecture Building and development of new School of Biological Sciences Building (providing 11,165m2 of floorspce on 3-5 levels for teaching, research, offices, study areas and laboratories), landscaped pedestrian link

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between Chlorine Gardens and Lennoxvale, new, relocated service access to basement level from Lennoxvale and associated operational development including cycle parking, lighting, CCTV and landscaping- Granted 14.11.2014

4.0 Policy Framework 4.1 Belfast Metropolitan Area Plan 2015

House in Multiple Occupancy Subject Plan 2015 HMO 7- Large Scale Purpose Built Student Accommodation 4.2 Strategic Planning Policy Statement for Northern Ireland Planning Policy Statement 3: Access Movement and Parking Planning Policy Statement 6: Planning, Archaeology and the Built Environment Planning Policy Statement 7: Quality Residential Environments Planning Policy Statement 15: Planning and Flood Risk 5.0 Statutory Consultee Responses Transport NI- No objections subject to conditions NIWater- No objections; NIEA- Waste Management- No Objection subject to conditions NIEA- Natural Environment Division- No Objections NIEA- Protecting Historic Monuments- No Objections Rivers Agency- No Objections 6.0 Non Statutory Consultee Responses EPU- No Objections subject to conditions 7.0 Representations

The application has been neighbour notified and advertised in the local press. 105 letters of objection have been received.

The main issues include:-

• The impact of noise from 142 students and impact of light on properties in Sans Souci; impact on privacy through overlooking; • The proposal is for international students but this does not rule out local students from living in the accommodation and the assumption by Queens University that international student are less likely to be rowdy or disruptive • The proposal is contrary to the recommendation of the Buchanan Report; • The proposal is contrary to BH 14 of PPS 6; the proposal will alter and remove many of the key distinctive characteristics of Sub Area L (Lennoxvale / Sans Souci); • The withdrawal of 3 demolition consent applications by the applicant; • Loss of trees; natural habitat for bats and badgers will be destroyed; • Flooding- Existing flooding from heavy rainfall, the new development will prevent drainage and run off and compound existing problems; • Boundaries inaccurate- issue of ownership for No. 2 and 4;inappropriate materials to be used- Palladian fencing 3m high; • Views and Vista’s; • Lack of car parking provision for development – pressure on surrounding streets; • Development does not fall within a HMO Policy area; • Impact on the sustainability and quality of the residential environment; and • No landscape management plan submitted – issue of long term maintenance;

Objections considered in paragraph 9.30 below.

8.0 Other Material Considerations

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8.1 A Design Guide for Malone Conservation Area 8.2 Local Government Waste Storage Guide for Northern Ireland 9.0 Assessment 9.1 The key issues in the assessment of the proposed development include:

• The principle of the development at this location; • Impact on the Character of Malone Conservation Area; • Impact on residential amenity • Impact on wildlife and trees; and • Traffic Movement and Parking

Principle of proposed development Use

9.2 The site is located within the development limits of Belfast in the BMAP 2015 and within Sub Area J with a smaller portion within Sub Area I of MCA as identified in a Design Guide for the Malone Conservation Area. The site is not located within a HMO Policy area.

HMO Use

9.3 The buildings in Lennoxvale are used in connection with the University, in educational and ancillary office /support use.

9.4 The site is not located within a HMO Policy Area or HMO Development Node which sets a maximum under 10% threshold for the street under the Policy HMO 5. However, it was clearly the intention of the applicant to provide a large scale managed scheme (original scheme in excess of 200 occupants) which would have been considered under the criteria set out under HMO 7. During the processing of the application the scheme has been significantly reduced due to reasons relating to the impacts on the host buildings, the conservation area and the natural environment. Therefore the scale of the current scheme falls well below the threshold as set out.

9.5 The proposal has been therefore assessed against Policy HMO 7 of the House in Multiple Occupancy Subject Plan. This policy sets out 5 criteria which must be met in order to be acceptable. The proposal fails to meet the first criterion in that the PBSA does not meet the threshold of 50 units or 200 occupants. However, all the other criteria are met. All units are self contained, the proposal is not located in a wholly residential area; provision is made for the management and provision of landscaping and amenity space is provided.

9.6 In regards to the first criterion the PAC report on the HMO Subject Plan explains that this threshold exists because “evidence suggested that full time management would not be economic for complexes of less than 200 students” and that “a fifty unit complex may not support the management staff required.” If the development was considered acceptable in all other respects , QUB could enter a legal agreement to secure the proper management of all the units as set out in HMO 7.

9.7 Further consideration of the proposal is required against the design criteria set out under PPS 6 and PPS 7.

Impact on the character and appearance of Malone Conservation Area

9.8 The proposal has been assessed against policies BH 12 (New development in a Conservation Area) and a Design Guide for the Malone Conservation Area. The site is located mostly within Sub Area J of a Design Guide for the Malone Conservation Area with a smaller portion located within Sub Area I. Lennoxvale / San Souci is considered a unique suburban townscape within MCA because the development pattern has been

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clearly defined and shaped by the topography of Malone Ridge. There is a pleasing variation between the slightly larger scaled townscape of the Victorian cul-de-sac with its grand individual properties at Lennoxvale and the more finely grained hillside townscape of the Edwardian and interwar development of Sans Souci. The predominant aspect of the character of Lennoxvale is the spacing between the buildings and the distinctive visual gaps especially around number 3.

9.9 Policy BH12 sets out 7 criteria that that must be met in order or new development to be considered acceptable. 1 Lennoxvale - the proposal is to convert and extend the building to provide 5 apartments and support facilities. The building commands a prominent corner location at the entrance to Lennoxvale. The proposed extension is subservient in scale to the main body of the building; with materials matching, it has been designed to harmoniously respect the host building. Having regard to the 7 criteria set out under Policy BH 12 the proposal fully complies.

9.10 3 Lennoxvale is a distinctive 2 storey former residence with rectangular form displaying Arts and Craft features. The proposal involves its conversion to a 5 bed house. It is considered that given the limited intervention to convert the building it complies with the criteria set under BH 12 and is therefore considered acceptable.

9.11 Between 3 & 5 Lennoxvale - Block 4 is proposed, a new build and consists of 8 apartments over 3 storeys. It is 10.7 metres in height and has a footprint measuring 21 metres by 15 metres. It is considered that block 4 is unacceptable given the excessive 3 dimensional massing which will be apparent when travelling into Lennoxvale from the Malone Road. This bulky institutional scale block does not conform to the hierarchical scale of the traditional, domestic architecture of the Sub Area J context whereby existing properties have a main body with smaller subservient returns. It is considered that the bulk of block 4 is of a contextually inappropriate mass. The construction of this block would have an adverse impact on the view between number 3 and 5 and would therefore, be detrimental to the legible reading of the character of Lennoxvale as a low density, landscaped environment where open space predominates. This block clearly remains contrary to paragraphs 5.3. 27-28 of the Malone Design Guide. It therefore considered that block 4 would not preserve or enhance the character or appearance of the Conservation Area and is contrary to criteria (a), (b), (c), (e) and (g) of BH 12 of PPS 6.

9.12 5 Lennoxvale - following the removal of the large infill extension to the large detached Victorian villa it is considered that its conversion to provide 4 apartments complies with BH 12 of PPS 6 and is therefore considered acceptable.

9.13 5a Lennoxvale - The existing 1980s single storey detached office building does not make a positive contribution to the MCA. This view is not disputed by any party. Block 6 which is proposed in its place is a 3 storey building of considerable bulk and mass. There are oddities in its design that include compact floor to ceiling heights and the depth of the roof which conflicts and jars with the adjacent buildings and whilst there are plausible points made by the Conservation Architect acting on behalf of the objectors, it is considered that whilst a better conceived design is possible, the proposal does not cause harm to Malone Conservation Area when applying the South Lakeland test ‘no harm’ case given the poor quality of the existing building which is to be removed. The proposal therefore complies with BH 12.

9.14 7 Lennoxvale - Following the removal of the large infill rear extension, conversion of the large detached villa to provide 8 apartments is considered acceptable when assessed against Policy BH 12.

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9.15 52 Malone Road – the site has been devoid of buildings for a considerable length of time. The proposed new build (block 8 on the proposed site plan) consists of 3 storey building with a mansard type roof to facilitate 3 apartments. The replacement building, if permitted, will not cause harm to MCA. The proposed building therefore complies with BH 12 of PPS 6.

9.16 It is further considered that the degree of hard surfacing (access road to the south of the existing boundaries), car parking, bin storage etc is excessive. It would have a detrimental impact on the setting of the buildings, the spatial quality of their plots and the legible reading of the historic plots and character of MCA. The development will lead to an institutional campus style precinct distinctly at odds with the spatial layout and landscape setting which currently exists in Lennoxvale. This open institutional feeling with car parking, pathways, floodlighting and CCTV surveillance will cause tangible harm to the conservation area, if permitted.

9.17 The proposal has also been assessed against QD 1 of PPS 7. The preamble to PPS7 advises that it applies to all residential applications with the exception of single houses in the countryside. Policy QD1 states that planning permission will be granted for new residential development only where it is demonstrated that it will create a quality and sustainable residential environment. It indicates that housing will not be permitted in established residential areas where it would result in unacceptable damage to local character, environmental quality or residential amenity of these areas. The policy sets out nine criteria which all residential development proposals are expected to meet. The proposal satisfies all 9 criteria of Policy QD 1 of PPS 7. The proposal fails to meet criteria (a) and (b) in that it fails to respect the surrounding context in terms of scale, massing and layout. It is also considered that an excessive amount of trees (30% of tree cover) are being removed. The landscape setting is one of the key attributes of the Conservation Area. The proposal therefore fails to comply with QD 1 of PPS 7.

Impact on Wildlife and Trees

9.18 The proposal has been assessed against Planning Policy Statement 2: Natural Heritage. NIEA- Natural Environment Division was consulted on the planning application due to the presence of a number of protect species including bats and badgers. Following the submission of a Badger Report and lighting details NIEA have offered no objections subject to conditions. The proposal therefore complies with PPS 2.

9.19 The Tree Officer was also consulted in respect to the impact on the existing trees. In regards the existing vegetation the tree survey submitted by the applicant identifies 103 trees and groups of trees, and of these: 8 have been recommended for felling because of their condition. 22 have been recommended for felling because of development proposals. Two of the trees recommended for felling to accommodate the proposed development are classed as being in good condition and 20 in Fair condition. Their age profile ranges from young mature to mature, and 5 are between 6 and 8 metres, 8 between 11 and 13 metres and 9 between 15 and 21 metres in height.

9.20 Tree felling, both to accommodate the development and removal because of poor condition will represent in the order of a 30% reduction in the tree cover on the site. Since Lennoxvale is located within Malone Conservation Area and its landscape setting is one of its key attributes, it is considered that the proposal is unacceptable because of the level of impact on tree cover.

9.21 Although protective fences have been shown on plan, There are strong concerns about the impact of both demolition and construction on both the root systems and the trees, the loss of trees to accommodate Block 4, the impact of blocks 1, 6 and 7 on the existing trees and

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the locations for the storage of building materials, demolition rubble, site huts, vehicle parking and services.

9.22 The proposed development does not take into account amenity distances from the existing trees on the site. Without consideration of the amenity distances there could be a perception of fear because of the proximity of the trees to the proposed buildings and future requests for felling which Belfast City Council may find hard to resist.

Other Considerations

9.23 In respect to contaminated land related issues and following the submission of a revised submitted contaminated land report conducted by RSK, titled ‘Lennoxvale Development, Belfast: Environmental Site Assessment and Generic Quantitative Risk Assessment’; Report No 600554-1(03), dated November 2014 Environmental Protection Unit have offered no objection subject to conditions. It is therefore accepted that any contamination issues can be mitigated by planning conditions.

9.24 In regards to other material considerations it is accepted that Queens University Belfast provides a large number of benefits including economic, educational, historic and social to Northern Ireland. The university makes a direct and indirect economic impact of £700million annually. The ripple effects of international students living in Belfast include their families and friends bolstering trade at local restaurants, shops and hotels. The detailed benefits of this particular scheme include the creation of some 120 construction jobs in connection with the development and a capital investment of over £7 million.

9.25 Whilst the contribution Queens University makes to the wider economy is significant and this particular investment is noteworthy in terms of capital investment, it is not considered that this outweighs the damage and harm that would be caused if the proposal was permitted. It is therefore concluded that it would undermine the key attributes and qualities of Lennoxvale effecting ruling it out as part of MCA.

9.26 Both Queens University and the objectors referenced in correspondence The Buchanan Report (Belfast: A learning city, Holylands and the wider university area strategic study) 2012. This report is now dated, given the existence of a number of extant planning approvals for PBSA in Belfast and a number of planning applications under consideration that offer alternative locations for such uses outside areas of special historic of architectural heritage. The Buchanan Report does however advocate that the ‘distinctiveness of locality’ that underpins the designation of conservation areas needs to be harnessed by the planning system and that potential impact of protecting the character and safeguarding existing buildings of architectural merit should be key considerations in assessing proposals for PBSA. Given the site’s location within MCA and the density of the development proposed and at the same time acknowledging that the Queens commitment to retain a considerable portion of the historic built fabric, it is considered, however, that the scheme assessed in its entirety causes harm to the Character and appearance of MCA.

Impact on Residential Amenity

9.27 In regard to impact on residential amenity, it is considered that the separation distances between block 4 and numbers 2 and 4 Sans Souci are acceptable at approximately 38 metres. These properties currently benefit from attractive outlook into the leafy space between number 3 and 5 Lennoxvale. The erection of block 4 whilst a considerable distance away will cause some damage to the residential amenity of numbers 2 and 4 through perceived dominance, however this is not considered to be so significant that a reason for refusal on this basis would be sustained.

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Bin Storage

9.28 The applicant has shown bin areas beside each of the blocks. However, if Belfast City Council was minded to approve this proposal a negative condition could be attached to ensure an adequate waste management strategy is put in place for the collection and disposal of waste.

Traffic and Parking

9.29 The proposal has been assessed against Policy AMP 7 of PPS 3: Access, Movement and parking. It has been accepted that the proposal will not prejudice road safety or inconvenience the flow of traffic and there is adequate car parking, a view shared by Transport NI.

9.30 Consideration of objections received;

Amenity Issues • It is considered that a robust management plan can effectively ensure that the noise does not affect the residential amenity of properties in San Souci. • The properties to the rear in Sans Souci will be affected by light. However, it is not considered to be so significant as to result in harm to residential amenity in a built up urban environment. • It is not possible for the Council to limit through a planning condition that the proposed development to international students only. • Some of the objectors raised concerns about overlooking prior to the proposal being amended and reference was specifically made to overlooking from the infill extension on 5 and 7, which now have been removed. In any case, it is inevitable that in an urban context such as this some overlooking is to be expected. Given the distances involved for example between the rear of block 4 and the rear of the properties in San Souci (over 30 metres) the overlooking will not be to an unacceptable level. • Impact on the quality of the residential environment has been detailed in the above report.

Policy Issues • Consideration of the Buchanan Report has been detailed in the above consideration. • Assessment of the proposal against PPS 6 is detailed in the above report. • Impact on the key distinctive characteristics of Sub Area L (Lennoxvale / Sans Souci) has been detailed in the above report. • It is considered the density of the proposal will cause demonstrable harm to Sub Area J and the wider MCA. This is detailed in the above report. • It is considered that the proposal will result in unacceptable impact on views and vistas within Lennoxvale. • The site is within walking distance to Queens University main Campus building with direct and frequent access to public transport. • It was accepted by the then DOE that the 3 demolition consents were not required as each only involved partial demolition. However under the new Planning Act 2015 demolition consent is required for any structural alteration of a building within a conservation area. A Conservation Area Consent application was subsequently submitted to cover all the demolition to take place on the site under LA04/2015/0896/DCA.

Natural Environment Issues

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• The ravine to the rear of 3, 5 and 7 Lennoxvale is considered to be open space as defined in Annex A of Planning Policy Statement 8. However, following the removal of the extensions to block 5 and 7 the built form of the proposed development does not encroach on the open space. • The loss of trees is detailed in the above report. • Impact on badgers and bats is detailed in the above report. • Following the submission of a Flood Risk Assessment Rivers Agency have offered no objections to the proposal. • A 3 metre high paladin fencing is not proposed • The issue of land ownership is a matter between the parties involved. • Transport NI have raised no objections to the level of car parking provision. • A detailed landscape management plan can be negatively conditioned if the proposal was to be considered acceptable. 10.0 Summary of Recommendation: Refusal

Having regard to the development plan, relevant planning policies, and other material considerations, it is considered that the development will result in harm to MCA. It is further considered that the proposal involves the removal of unacceptable amount of protected trees. Refusal is therefore recommended. 11.0 Reasons for Refusal

11.1 The proposal is contrary to Policy BH12 of the Department’s Planning Policy Statement 6: Planning, Archaeology and the Built Heritage in that it would, if permitted, result in harm to the character and appearance of Malone Conservation Area through inappropriate scale, massing and layout.

11.2 The proposal is contrary to Policy BH 12 of the Department’s Planning Policy Statement 6: Planning Archaeology and the Built Environment, Policy NH 5 of Planning Policy Statement 2: Natural Heritage and Policy QD 1 of Planning Policy Statement 7: Quality Residential Environments it fails to respect the landscape features of the site and would, if permitted, harm the health and condition of significant trees which are protected by virtue of being within Malone Conservation Area.

12.0 Notification to Department (if relevant)

N/A

13.0 Representations from Elected members:

Conall McDevitt MLA Catherine Curran Kate Mullan Alasdair McDonnell MP Michael McGimpsey MLA

ANNEX

Date Valid 24th October 2012

Date First Advertised 16th November 2012

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Date Last Advertised 21st November 2014

Details of Neighbour Notification (all addresses) The Owner/Occupier, 1 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Rick McKibbin 1 Sans Souci Park Malone Lower Belfast The Owner/Occupier, 10 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Thomas and Marie-Therese Fitzpatrick 10 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, John D Kelly 12 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, Alasdair McDonnell MP 120A Malone Lower Ormeau Neill Speers and Ms Sheelagh McGrogan 13 Sans Souci Park Malone Lower Belfast Evelyn Mullally 13 Wellington Park Terrace Malone Lower Belfast The Owner/Occupier, 14 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, The Owner/Occupier, 14A Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, The Owner/Occupier, 16 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, William Davey 16 Sans Souci Park Malone Lower Belfast The Owner/Occupier, 19 Chlorine Gardens,Malone Lower,Belfast,Antrim,BT9 5DL, The Owner/Occupier, 2 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Rosemary Magee 2 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, Samuel Magee 2, Sans Souci Park, Belfast, Antrim, Northern Ireland, BT9 5BZ Joan Cowan 20 Sans Souci Park Malone Lower Belfast Hugh Hamilton 24 Sans Souci Park Malone Lower Belfast Margaret Cosgrave 27 Sans Souci Park Malone Lower Belfast Maura Cushinan 29 Sans Souci Park Malone Lower Belfast The Owner/Occupier, 3 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Emma Johnston 3 Sans Souci Park Malone Lower Belfast Owner/ Occupier 31 Sans Souci Park,Belfast,BT9 5QZ J McIlhagga 32 Lynne Road Carnalea Bangor T Hanna 33 Sans Souci Park Malone Lower Belfast Conall McDevitt MLA

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393A Lisburn Road Malone Lower Malone Lower The Owner/Occupier, 4-6 Department Of Architecture,Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Michael Andress 40 Sans Souci Park Malone Lower Belfast P and A Burns 45 Sans Souci Park Malone Lower Belfast Martin McBurney 47, Adelaide Park, Belfast, Antrim, Northern Ireland, BT9 6FZ The Owner/Occupier, 5 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Jim Beggs 5 Sans Souci Park Malone Lower Belfast Jim Beggs 5, Sans Souci Park, Belfast, Antrim, Northern Ireland, BT9 5QZ Colette Murphy 5, Sans Souci Park, Belfast, Antrim, Northern Ireland, BT9 5QZ The Owner/Occupier, 51 Malone Road,Malone Lower,Belfast,Antrim,BT9 6RY, The Owner/Occupier, 52 Malone Road,Malone Lower,Belfast,Antrim,BT9 5BS, The Owner/Occupier, 53 Malone Road,Malone Lower,Belfast,Antrim,BT9 6RY, The Owner/Occupier, 54 Malone Road,Malone Lower,Belfast,Antrim,BT9 5BS, The Owner/Occupier, 54A Malone Road,Malone Lower,Belfast,Antrim,BT9 5BS, The Owner/Occupier, 55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6RT, The Owner/Occupier, 56 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 56A Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 58 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 59 Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, 5A Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, Terence Eagleson 6 Cherryhill Malone Lower Belfast The Owner/Occupier, 60 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 61 Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, 62 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 64 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 66 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 67 Malone Road,Malone Lower,Belfast,Antrim,BT9 6SB, The Owner/Occupier, 68 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ,

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The Owner/Occupier, 7 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, The Owner/Occupier, 7 Malone Chase,Malone Lower,Belfast,Antrim,BT9 6XF, Philip Henry 7 Sans Souci Park Malone Lower Belfast The Owner/Occupier, 70 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 72 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 74 Sandymount Street,Malone Lower,Belfast,Antrim,BT9 5DQ, The Owner/Occupier, 8 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, The Owner/Occupier, 8 Malone Chase,Malone Lower,Belfast,Antrim,BT9 6XF, The Owner/Occupier, 8 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, Catherine Curran 88 University Street Malone Lower Belfast The Owner/Occupier, 9 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5BY, The Owner/Occupier, APARTMENT 10,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 11,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 12,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 13,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 14,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 15,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 16,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 17,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 2,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 5,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 6,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 7,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 8,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, APARTMENT 9,55-57,Malone Road,Malone Lower,Belfast,Antrim,BT9 6SA, The Owner/Occupier, Apartment 1,6 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, The Owner/Occupier, Apartment 2,6 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, The Owner/Occupier,

Page 14 of 15 Application ID: Z/2012/1210/F

Apartment 3,6 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, The Owner/Occupier, Apartment 4,6 Sans Souci Park,Malone Lower,Belfast,Antrim,BT9 5BZ, Eileen Sung Chair Sans Souci Residents Association 4 Sans Souci Park Kate Mullan City Hall Donegall Square North Town Parks Marcus Patton Ingledene 1 Sans Souci Lane Malone Lower The Owner/Occupier, Science Library,12 Lennoxvale,Malone Lower,Belfast,Antrim,BT9 5EQ, Nicola McVeigh Ulster Architectural Heritage Society 66 Donegall Pass Malone Lower Conor McKinney Ulster Wildlife Centre 3 New Line Crossgar Eileen Sung Eileen Sung, Sans souci Residents Assoc. Rosemary Walsh Imelda, Breige and Anna McGowan Colette Murphy S Magee M Cosgrave Claire Hanna E Sung Date of Last Neighbour Notification 07.09.2015

Date of EIA Determination 16th November 2012

ES Requested No

Drawing Numbers and Title

01, 03, 04A, 06, 07A, 08, 09, 10D, 12D, 15E, 16D, 17C, 18C19D, 21C, 22C, 25D, 29C, 34D, 35C, 36C, 37, 40C, 41D, 42A, 44, 46A, 47, 48

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