Agenda and minutes

            No apologies for inability to attend were reported.

            The minutes of the meeting of 12th December, 2023 were taken as read and signed as correct.  It was reported that those minutes had been adopted by the Council, at its meeting on 8th January, 2024, subject to the omission of those matters in respect of which the Council had delegated its powers to the Committee.

            Alderman Lawlor declared an interest in relation to item 9f on the agenda, LA04/2023/4021/F - Change of use from dwelling to 5. Bed House in Multiple Occupation (amended description) - 166 Upper Newtownards Road, in that an objection letter had been submitted by his employer, Mr. G. Robinson MLA.

            The Committee noted the Committee site visits.

The Committee agreed to the schedule of Committee site visits.

            The Committee noted the provision of accessible parking bays at the following locations:

·        Provision of 152 Locksley Park;

·        Provision of 33 Pacific Avenue; and

·        Provision of 103 Bloomfield Avenue.

            The Committee noted the proposed abandonments.

            The Committee noted the appeals decisions.

            The Committee noted the planning decisions issued in December, 2023.

            The Planning Manager provided the Committee with an overview of the pilot for amending the process for notifying Conservation Area Consent applications to the Department for Infrastructure (DfI).

            He explained that the pilot intended to reduce the number of such applications that the Council was required to notify to DfI and therefore reduce administrative processes.

            The Committee noted the report.

            The Planning Manager reported that a Committee site visit had taken place on 10th January, following the Committee’s deferral at its meeting in December, 2023. He outlined the application to the Committee and outlined the following key issues for consideration:

·        Principle of housing in this location;

·        Housing density;

·        Affordable housing;

·        Housing mix;

·        Adaptable and accessible accommodation;

·        Design and placemaking;

·        Public realm;

·        Impact on heritage assets;

·        Climate change;

·        Residential quality and impact on amenity;

·        Open space;

·        Access and transport;

·        Health impacts;

·        Environmental protection;

·        Flood risk and drainage;

·        Waste-water infrastructure;

·        Waste management;

·        Natural heritage;

·        Employability and Skills;

·        Section 76 planning agreement; and

·        Pre-application Community Consultation.

            He highlighted that the area was comprised of a mix of residential, commercial and leisure uses and was a sustainable location for new housing that would support the regeneration of the area. 

            He explained that the scheme would provide 52 off-site affordable housing units for the Build to Rent scheme at City Quays 4 and would require 14 affordable units, a total of 66 affordable homes. He added that the social housing scheme was supported by the Northern Ireland Housing Executive due to significant unmet need.

            The Planning Manager stated that the design of the scheme was considered to be of good quality and in keeping with the locality and that the 1.3 metre raised finished floor levels were acceptable, on balance, having regard to the specific design, context and support from DfI Rivers.

            He reported that Environmental Health had offered no objections, subject to conditions in relation to contamination, noise, final construction environmental management plan and an updated air quality assessment.  He added that the Council’s City Regeneration and Development Unit welcomed the proposal but had raised concerns with regard to mixed tenure approaches to ensure access for all to good quality accommodation that would meet the needs of different ages, genders and abilities.

            He stated that, having regard to the Development Plan and material considerations, it was recommended that planning permission would be granted, subject to conditions and a Section 76 planning agreement.

            The Chairperson welcomed Mr. M. Gordon and Mr P. Stinson from Turley, and Mr. H. McConnell, Project Architect, RPP Architects to the meeting.

            Mr. Stinson explained that he welcomed the recommendation to approve the application.  He stated that no consultees had offered any objection to the development following an extensive pre-application process that explored the principle of an affordable housing development to support the City Quays Regeneration Project.

            He stated that part of the Pilot Street site formed part of the City Quays Masterplan which had outline planning permission and extended the redevelopment potential beyond the immediate waterfront area to integrate with Sailortown and bring two vacant sites into use.

            He stated that the development would deliver 69 units and provide a mix of family homes that was directly informed by the Northern Ireland Housing Executive which supported the development in the location as it would meet an acute and pressing need for affordable housing.

            He explained that the proposed density was  ...  view the full minutes text for item 15.

            The Planning Manager provided the Committee with an overview of the applicationfor the erection of a 23-storey tower with lower 12 storey element, comprising 254 Build To Rent

apartments.

            He outlined the following key issues for consideration of the application:

·        Principle of housing in this location;

·        Housing density;

·        Affordable housing;

·        Housing mix;

·        Adaptable and accessible accommodation;

·        Design and placemaking;

·        Public realm;

·        Impact on heritage assets;

·        Climate change;

·        Residential quality and impact on amenity;

·        Open space;

·        Access and transport;

·        Health impacts;

·        Environmental protection;

·        Flood risk and drainage;

·        Waste-water infrastructure;

·        Waste management;

·        Natural heritage;

·        Employability and Skills;

·        Section 76 planning agreement; and

·        Pre-application Community Consultation.

            He explained that the site was a suitable location for housing and the proposal would make effective use of previously developed land and support city centre living.  He stated that the height, scale and massing of the proposed building was considered in keeping with other tall buildings in City Quays and the wider area, including the slightly higher Obel Tower, situated to the south of the proposal.

            He reported that the proposal would provide no dedicated parking, however, it was considered acceptable given the highly sustainable location of the site, travel plan and commitment to green travel measures.

            The Planning Manager stated that application proposed the delivery of social housing at an alternative location at Pilot Street, which was supported by the Northern Ireland Housing Executive. 

            He stated that, having regard to the Development Plan and material considerations, it was recommended that planning permission was granted, subject to conditions and a Section 76 planning agreement.

            The Chairperson welcomed Mr. P. Stinson, Turley and Mr. H. McConnell, RPP Architects, to the meeting.

            Mr. Stinson stated that he welcomed the recommendation to approve the application which was a joint application for affordable housing at Pilot Street and jointly, would deliver 325 homes, supporting the Council’s growth plans for city centre living.

            He explained that Belfast Harbour had been delivering on its masterplan since it was granted outline planning permission in 2014 to reimagine and revitalise the Belfast waterfront with the aim of connecting the harbour with the city centre and to deliver a regeneration project that would see the area as a place to work and live.

            He stated that residential accommodation was a key part of the masterplan to bring vibrancy to the area and complement existing office and hotel accommodation.  He added that the application was supported by a Section 76 Planning agreement to secure the delivery of the Pilot Street development, green travel measures and the implementation of a Construction Employability and Skills Plan.

            He concluded by stating that City Quays 4 was a key part of Belfast Harbour’s vision for City Quays and would complete the waterfront with an iconic building that was appropriately designed for its location and sympathetic and complementary to its neighbours.

            The Committee approved the application, subject to conditions and a Section 76 planning agreement, and resolving the outstanding transport and children’s play equipment requirements, and delegated authority to the  ...  view the full minutes text for item 16.

            The Senior Planning Officer updated the Committee on the background of the application and the updated policy context since the adoption of the Belfast Local Development Plan: Plan Strategy 2035 in May, 2023. 

            She provided an overview of the application an explained the following key considerations:

·        Consultation responses;

·        Strategic policies;

·        Principle of housing;

·        Housing density;

·        Affordable housing;

·        Housing mix;

·        Place making;

·        Health impacts;

·        Climate change;

·        Amenity provision;

·        Access and parking; and

·        Environmental impacts.

            She stated that the non-provision of adaptable and accessible units and 9.9 sqm average amenity space were justified, having regard to the other considerations that included the significant regeneration benefits and proximity to the waterfront and city centre amenities.

            She reported that it was recommended that the application was approved, subject to conditions and a Section 76 planning agreement.

            The Chairperson welcomed Mr. C. Shanks, Managing Director at Clyde Shanks, Mr. G. Mitchell, MRP, Mr. R. Ditty, CBRE and Mr. J. Mulholland, Todd Architects to the meeting.

The information contained in the deputation and discussion associated with the 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 meeting during deputation and discussion of the application as, due to the nature of the item, there would be a disclosure of exempt information as described in Section 42(4) and Section 6 of the Local Government Act (Northern Ireland) 2014.

            The representatives, appearing on behalf of the applicant, explained to the Committee the benefits of the proposed development and invited the Committee to approve the application.

            During discussion, it was acknowledged that the Section 76 planning agreement would require the submission of a further viability appraisal to the Council prior to the commencement of development to examine the ability of the approved development to provide affordable housing, and that the viability appraisal would be required prior to commencement and that this would also be subject to Committee approval.

            The Chairperson put the officer recommendation to the Committee and upon audible dissent, called for a vote, fifteen Members voted for the recommendation and four against and it was declared carried.

            Accordingly, the Committee approved the application, subject to conditions and a Section 76 planning agreement to include the provision in relation to the updated viability appraisal, and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and Section 76 planning agreement and deal with any other matters that might arise, provided that they were not substantive.

            The Senior Planning Officer outlined the application to the Committee and explained the following key issues for consideration:

·        Principle of development;

·        Housing density;

·        Affordable housing;

·        Housing mix;

·        Adaptable and accessible accommodation;

·        Climate change;

·        Impact on the character and appearance of the area;

·        Heritage impacts;

·        Residential quality and impact on amenity;

·        Access and transport;

·        Other environmental impacts;

·        Developer Contributions; and

·        Pre-application Community Consultation.

            He reported that there had been no objections from statutory consultees and that the Planning Service’s Plans and Policy Unit had raised concern with the proposal’s non-compliance with Policies HOU5 (affordable housing) and HOU6 (housing mix).

            He explained that viability was a material consideration and that viability assessments demonstrated that the application was not viable with affordable housing, however, the non-provision was justified, having regard to other material considerations that included the significant regeneration benefits.

            He stated that the Section 76 planning agreement shall require that a further viability appraisal to be submitted to the Council prior to the commencement of development to examine the ability of the approved development to provide affordable housing.

            He concluded by stating that the application was recommended for approval, subject to conditions and a Section 76 planning agreement.

            The information contained in the deputation and discussion associated with the 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 meeting during deputation and discussion of the application as, due to the nature of the item, there would be a disclosure of exempt information as described in Section 42(4) and Section 6 of the Local Government Act (Northern Ireland) 2014.

            The representatives, appearing on behalf of the applicant, explained to the Committee the benefits of the proposed development and invited the Committee to approve the application.

            During discussion, it was acknowledged that the Section 76 planning agreement would require the submission of a further viability appraisal to the Council prior to the commencement of development to examine the ability of the approved development to provide affordable housing, and that the viability appraisal would be required prior to commencement and that this would also be subject to Committee approval.

Proposal

            Moved by Councillor Maskey,

            Seconded by Councillor Carson,

                   “That the Committee approves the application, subject to conditions and a Section 76 planning agreement to include the provision in relation to the updated viability appraisal, and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and Section 76 planning agreement and deal with any other matters that might arise.”

            On a vote, seventeen Members voted for the proposal and one against and it was declared carried.

            The Committee deferred consideration of the application in order that Members could undertake a site visit.

            The Planning Manager explained that the application site was located on undesignated white land, in accordance with the BUAP and explained the key issues for consideration that included the principle of residential development and the impact of the proposal on the character of the area, residential amenity, parking, landscaping, sewage infrastructure and waste management.

            He reported that there had been no objections from consultees and that 12 third party objections had been received in relation to character, design, residential amenity, bin stores, parking, loss of view and property values.

            He stated that, having regard to the development plan and other material considerations, the proposal was considered acceptable, and it was recommended that planning permission be granted, subject to conditions.

            The Committee approved the application, subject to conditions and a Section 76 planning agreement, and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions of conditions and deal with any other issues that might arise, provided that they were not substantive.  The Section 76 planning agreement shall secure affordable housing, in accordance with Policy HOU5.

            The Senior Planning Officer outlined the application to the Committee and highlighted the following key issues:

·        The principle of an HMO at this location;

·        Impact on surrounding residential amenity/character including policy analysis;

·        Traffic, parking and access;

·        Waste and refuse collection;

·        Over-occupation/anti-social behaviour; and

·        Climate change.

            She reported that no consultees had offered any objection to the application, however, 22 third-party objections had been received and that the concerns raised had been considered.

            She stated that, having regard to the development plan and other material considerations, the proposal was considered acceptable and that it was recommended that planning permission was granted, subject to conditions.

            The Chairperson welcomed Councillor Flynn to the meeting.  Councillor Flynn asked the Committee to refuse the application as it would provide a potential for many additional cars to the area in which on street parking was already at a premium and that it would be detrimental to residential amenity along Oakland Avenue. 

            He explained that navigation of the footpaths in the area had already been an issue in the area due to the current levels of on street parking. 

            He stated that there was no provision of adequate waste storage space and that the consultation response alluded to the applicant providing additional waste collection as only three bins would be provided. He stated further that additional or larger bins would need to be provided and stored to the rear of the property which was already saturated with parked cars and bins and would create additional damage to the residential amenity.

            The Chairperson thanked Councillor Flynn for his contribution.

            The Chairperson welcomed the Applicants, Ms F. Rogers and Ms. L. Rogers, and Mr. A. Larkin from Gravis Planning to the meeting. 

            Mr. Larkin informed the Committee that the applicants operated seven HMO properties across Belfast which focused on accommodating young professionals and that all of the properties were licensed and, as operators, they had an excellent relationship with adjoining neighbours and the Council’s HMO licensing authority.

            He stated that the applicants concurred with the recommendation to approve the application and that the property was located in a part of the Upper Newtownards Road which had been specifically designated for HMO development in the Plan Strategy due to the excellent public transport linkages and access to employment opportunities and services.

            He addressed concerns which had been raised with regards to parking, bins and refuse, and antisocial behaviour.

            He concluded by stating that the property was located in a central location that was well served by public transport on a main arterial route.  He stated that the proposed change of use fully complied with planning policy and the applicant was a highly experienced HMO operator with an unblemished record who understood the need to maintain good neighbourly relations and protect residential amenity.

            A Member raised concerns with regard to the introduction of an HMO property into a residential area that would result in traditional family housing and associated parking requirements.

Proposal

            Moved by Alderman McCullough,

            Seconded by Councillor Douglas and  ...  view the full minutes text for item 22.

            The Committee considered the reportand approved the application, subject to conditions, and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and deal with any other matters that may arise.

            The Senior Planning Officer outlined the application to the Committee and stated that the proposal was a temporary project which sought to increase active travel and push for modal shift to sustainable modes of transport.

            She explained the key issues for consideration and stated that it was recommended that the application would be approved, subject to conditions.

            The Committee considered the report and approved the application, subject to conditions, for a temporary two-year period and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and deal with any other matters that arise prior to issuing the decision, provided that they were not substantive.

            The information contained in the reports associated with the following two items 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 on the following items as, due to their nature, there would be a disclosure of exempt information as described in Section 42(4) and Section 6 of the Local Government Act (Northern Ireland) 2014.

            The Director of Planning and Building Control updated the Committee on correspondence which had been exchanged as part of the Regional Planning Improvement Programme that related to the financial sustainability of the Planning system.

            The Committee noted the content of the report.