Agenda and minutes

            No apologies for inability to attend were reported.

            The minutes of the meetings of 2nd and 15th September were taken as read and signed as correct.  It was reported that those minutes had been adopted by the Council at its meeting on 1st October, subject to the omission of those matters in respect of which the Council had delegated its powers to the Committee.

            No declarations of interest were recorded.

            The Committee noted the receipt of correspondence in respect of a number of planning appeals which had been submitted to the Planning Appeals Commission, together with the outcomes of a range of hearings which had been considered by the Commission.

            The Committee noted a list of decisions which had been taken under the delegated authority of the Director of Planning and Building Control, together with all other planning decisions which had been issued by the Planning Department between 29th August and 2nd October.

            The information contained in the report associated with the following item is restricted in accordance with Part 1 of Schedule 6 of the Local Government Act (Northern Ireland) 2014.

      Resolved – That the Committee agrees to exclude the members of the Press and public from the Committee meeting during discussion of these items as, due to the nature of the items, there would be a disclosure of exempt information as described in Section 42(4) and Section 6 of the Local Government Act (NI) 2014.

            The Committee was provided with an update on the impact of the Covid-19 pandemic on the Council’s financial position, and a strategy to address the forecast deficit and the mitigation measures which had and would be taken as the situation evolved.

Noted.

            The Committee noted that it was due to consider the above mentioned application at its meeting on 15th October.  In light of the fact that the membership of the Committee had changed since it had first considered the application, it agreed to defer consideration of the application to a later date, in order to undertake a site visit.  The Committee further agreed that a Special meeting would be held to consider the application.

            The Senior Planning officer reminded the Committee that, in February 2020, it had granted permission for the mixed use regeneration and development of a vacant surface level car park and the refurbishment of an existing listed Butchers building, with the erection of new fixed use buildings of between 3 and 9 storeys. He explained that the permission comprised basement level car parking, ground floor retail/restaurant /coffeeshop/workspace uses, with Grade A and SME offices above (LA04/2018/2470/O).  The Committee was advised that the principle of the proposed uses and form of the development had already been established through the recent outline planning permission and that the current Reserved Matters application sought approval for the detailed plans and elevations

            He outlined the key issues which had been considered in the assessment of the proposed development.

            The Members were advised that the site was zoned as an opportunity site in the Draft Belfast Metropolitan Area Plan (Draft BMAP 2004 and 2015), and that it was considered that the proposal would develop part of a surface level car park with a piece of high quality architecture heavily influenced by the industrial heritage of the area, creating a well-defined public space and providing a landmark building on one of the main arterial routes into the city centre, North Street.

            The Senior Planning officer outlined that the northern section of the city centre had suffered from dereliction and a lack of investment.  He explained that it was felt that the proposal would help stimulate the wider regeneration of this part of the city, which had recently been boosted with the arrival of the Ulster University’s city centre campus, and proposals to redevelop the former Royal Exchange.  The Committee was advised that the high quality finishes and subtleties in design were considered to pay homage to the historical context and would combine with the adjacent proposal (LA04/2020/0325/F) to create a landmark cluster, high quality public realm and a sense of place within a currently undefined part of the city centre.

            The Members were advised that no objections or third party representations had been received.  The Senior Planning officer highlighted that Shared Environmental Services, DFI Roads, Rivers Agency, Environmental Health, DAERA Waste Management, Building Control and the Urban Design officer had no objections subject to conditions.  He advised that the Historic Environment Division (HED) had requested further information.

            The Committee’s attention was drawn to the Late Items pack.  The Historic Environment Division (HED) had sought confirmation of the height of the listed building in relation to proposed shoulder height on Gresham Street, contextual views to show the setback on upper floors, alternative roofscape on Gresham Street and details of finishes to the ‘Sawtooth Building’. 

            The Senior Planning officer explained that HED had been re-consulted with points addressing their response, including 3D visuals. He outlined that officers were of the opinion that sufficient information had been provided within the application pack to enable an informed assessment. He highlighted that the heights had been established through the outline approval, and  ...  view the full minutes text for item 8a

            The Senior Planning officer explained that the application, which was linked to the previous Reserved Matters application, sought full permission for the redevelopment of the vacant surface level car park to facilitate the erection of a mixed-use building comprising ground floor retail/restaurant/coffee shop/business uses with 'Grade A' offices above.

            The Committee was provided with the key issues which had been considered in the officers’ assessment, including the impact on built heritage, developers contributions, impact on the setting of nearby conservation areas, traffic and parking, Pre-Application community consultation, contaminated land and drainage and flooding.

            The Senior Planning officer outlined that the principle of the proposed uses and form of the development had already been established through planning permission LA04/2018/2470/O. 

            He explained that the mix of office and retail uses would add to the diversity of the City Centre, whilst bringing much needed regeneration to the area. The Members were advised that the built form would be located on an expansive surface level car park, thus introducing a landmark building, creating a sense of place and defining a vacant space within what was a previously developed part of the city centre.

            The Committee was advised that no objections or third party representations had been received.  The Senior Planning officer explained that DFI Roads, Rivers Agency, Belfast City Airport, Environmental Health, DAERA Waste Management and Building Control had no objections to the proposal subject to conditions.  The Committee was advised that an objection had been received from the Historic Environment Division (HED) in relation to the outline application and that it had requested further information in respect of this application.

            A Member sought further clarification relating to the objection from HED.  The Committee was advised that HED stated that the proposal failed to satisfy the requirements of paragraphs 6.12 and 6.13 of SPPS and Polices BH7, BH8 and BH11 of PPS6.  The Members were advised that HED considered that the setting of the listed buildings in the vicinity of the site was affected adversely by the scale and massing of the new buildings.  The Senior Planning officer explained that the height parameters of the buildings had been established through the outline planning permission. Furthermore, given the high quality architecture, officers felt that the scale, massing and design of the proposal were acceptable and that there was sufficient information to fully inform their recommendation to approve the application.

            The Committee granted approval to the application, subject to the imposing of the conditions and delegated power to the Director of Planning and Building Control for the final wording of the conditions.

            Before presentation of the application commenced, the Committee agreed to defer consideration of the application to enable a site visit to be undertaken to allow the Committee to acquaint itself with the location and the proposals at first hand and to request further information on sustainable transport measures and the travel plan.

            The Committee noted, as the application had not been presented, that all Members’ present at the next meeting, would be able to take part in the debate and vote on this item.

            The Principal Planning officer provided the Committee with a detailed overview of the proposals. He explained the main issues which had been considered in the assessment of the application, including demolition, scale, height and massing, impact on  the character and amenity of the area and the setting of a listed building, access and parking and environmental matters.

            He explained that the site was located within the city centre and the plans included a roof top terrace, a gym and balconies providing satisfactory amenity provision.   He outlined that a two storey building was currently located on the site and that permission had been granted, under LA04/2019/0991/F, in February 2020, for a ten storey building with a ground floor restaurant and 71 apartments above. He explained that the scale, height and massing of the proposed development was the same as the approved development, with minor changes proposed to the design, internal layout and materials.

            The Committee was advised that HED considered that the proposal would have an adverse impact on the nearby listed Shaftesbury Square Hospital and that the proposal failed to satisfy Policy BH 11 of PPS 6. The Principal planning officer explained, however, that, given the existing permission, the principle of a 10 storey building had been established on the site and taking account of the scale of existing built development closer to the Shaftesbury Square listed hospital, it was considered that there would be no greater harm to the setting of the listed building with the proposed development.  The Members were advised that no third party objections had been received.

            A Member queried the amenity space provided.  In response, the Principal Planning officer advised the Committee that, given the amenities which were within walking distance of the site, the proposal was deemed acceptable on balance.

            In response to questions from Members regarding the gable wall, he confirmed that it would be dealt with through negative conditions.

            The Committee’s attention was drawn to the Late Items pack, where the agent had submitted amended plan showing separate bin storage arrangements for the commercial and residential elements.  The Members were advised that the Waste Management unit had deemed the amendments acceptable.

            Moved by Councillor Hussey

            Seconded by Councillor Carson,

      That the Committee grants approval to the application, subject to the imposing of the conditions and to no new substantive planning issues being raised by third parties, and delegates power to the Director of Planning and Building Control for the final wording of the conditions.

            On a vote, eleven members voted for the proposal and three against and it was declared carried.

            The Planning Manager provided the Committee with the details of the application which included the demolition of portions of the terrace of 29-33 Bedford Street in order to create an entrance and thoroughfare to the rear of the site where a 13-storey aparthotel was proposed. The application also sought part change of use from art galleries to two cafes on the ground floor, with offices within the existing buildings at the second, third and fourth floors to be retained.

            He outlined the key issues which had been considered in the assessment of the proposed development, including the principle of hotel and café use at the location, the impact on built heritage and the principle of demolition in the conservation area, scale, height, massing and design, the impact on traffic and parking, site drainage, the consideration of economic benefits, amenity and developers contributions.

            The Members were advised that the site was located within the city centre, the Commercial Character Area and the Linen Conservation Area.

            The Planning Manager advised that the proposal would generate an estimated 216 direct construction jobs, 129 indirect construction jobs and an economic output (GVA) of £27.6m throughout the construction period. In addition, he explained that the proposal would generate an estimated 116 full-time equivalent jobs once operational.

            The Planning Manager explained that DfI Roads, Environmental Health, the NI Environment Agency, Rivers Agency, Historic Environment Division (HED) and NI Water had all been consulted, in addition to the Urban Design Officer, the Conservation Officer, the Economic Development unit and the City Regeneration and Development Team within BCC.

            He advised that both HED and the Conservation Officer were now content with the design and proposed interventions to the front terrace, however, they maintained an objection to the 13-storey element on the basis of height, in that they felt it was too dominant on the existing listed building.  The Committee was advised that officers felt that the design was respectful to its surrounding environment

            The Committee was advised that no objections and one letter of support had been received.

            The Committee’s attention was drawn to the Late Items pack.  The Planning Manager explained that the applicant had been advised that, as the aparthotel rooms did not meet residential standards, a condition was required to ensure they were not used for residential purposes.  He explained that, following discussion with the applicant, it was recommended that the condition be amended so that the maximum duration of a stay by an occupant would be 90 days within any 12 month period.

            With regards to internal noise levels, the Members were advised that delegated authority was sought for officers to agree the final wording of the condition following further discussion with the Council’s Environmental Health team.

            The Planning Manager pointed out that, if the Committee granted the application, it would be necessary to notify the Department for Infrastructure (DfI), given the objection from HED in accordance with Section 89 of the Planning Act (Northern Ireland) 2011.         

            A Member queried the access to the  ...  view the full minutes text for item 8e

            The Principal Planning officer provided the Committee with the technical detail of an application which, under Section 54 of the Planning Act, sought to vary condition 16 of permission LA04/2017/0235/F, which had previously been varied, under application LA04/2019/1398/F.  He explained that the application was necessary following further testing and sampling of site material.

            The Committee was advised that Environmental Health and DEARA Waste and Contamination had been consulted on the updated information and had no objections to the proposed variation of condition 16 based on the information presented.

            The Principal Planning officer explained that the application related to the variation of condition 16 only, and accordingly all other aspects of the application including the layout and design would remain as previously approved.  He explained that the proposal would not adversely impact on amenity or public health and was therefore compliant with all relevant policy considerations as set out in the original report.

            The Committee granted approval to the application, subject to the imposing of the conditions and delegated power to the Director of Planning and Building Control for the final wording of the conditions.