164-bed hotel at 2 - 10 Botanic Avenue, Belfast

What was proposed

A 164-bed hotel was proposed, with a ground-floor bar and restaurant, stepped building heights, demolition and associated works.

“Proposal: Erection of hotel (164 beds) including ground floor bar / restaurant; proposed heights of 8 storeys (c. 26.8m to parapet) at Donegall Pass, reducing to 5 storeys at Botanic Avenue and 4 storeys at Ratcliffe Street; and associated works including demolition of existing building Location: 2 - 10 Botanic Avenue, Belfast, BT7 1JG Referral Route: Major hotel development.”

Officer report

The site and surroundings

The site is a vacant plot and surface car park with a three-storey retail and office building, in a mixed-use city-centre area.

“The site is located at the junction of Botanic Avenue, Donegall Pass and Ratcliffe Street in Belfast City Centre.”

“The site occupies a vacant plot, currently in use as a surface level car park and a three-storey retail and office unit (No.10 Botanic Avenue). The area is of mixed use and includes retail, cafes/restaurants, offices, places of entertainment and a train station.”

Officer report

Officers recommended approval

Officers considered the hotel acceptable because it would add accommodation, support tourism and jobs, and provide a productive use for a vacant city-centre site.

“Strategic Policy SP1 (Growth strategy) seeks to support additional jobs throughout the city over the plan period, whilst Policy SD3 (City centre) directs the council to support new development that will help create a compact and vibrant city centre.”

“The development of this site will provide a suitable and productive use of this vacant city centre site, providing a hotel within a city centre location on a prime thoroughfare. The construction phase will provide 220 direct jobs and 154 indirect jobs. Once operational, it is expected to create circa 36 no. jobs within the hospitality sector, and as such, the proposal accords with the strategic aims of the RDS, the SPPS, and policies SP1 and SD3 of the Plan Strategy.”

Officer report

Design and transport

Officers considered the building’s design acceptable and found that its accessible location and travel plan supported a development without dedicated hotel parking.

“The merits of the design, scale, height and massing have been assessed as acceptable within this corner plot. In discussion with the Urban Design Officer (UDO), a concern relating to a section of the Donegall Pass façade was discussed. The UDO believed a step in the building design would reduce the bulky appearance of the building at its junction with Ratcliffe Street.”

“Policy SP7 (Connectivity) supports connectivity to and within the city by sustainable transport modes, such as public transport, walking and cycling. Policy TRAN1 (Active travel, walking & cycling) supports development proposals which take account of the needs and safety of walkers and cyclists, their convenience to walking, cycle and public transport access and secure cycle parking facilities.”

Officer report

Support for the proposal

Seven letters of support were received from local representatives and community organisations.

“The application has been advertised in the newspaper and neighbours notified, following which seven letters of support were received from local representatives and community organisations.”

Officer report

Who spoke

The planning agent said the design had been developed with officers and that community engagement was reflected in letters of support.

The committee’s decision

The committee granted planning permission subject to conditions and a Section 76 Agreement, with delegated authority for final wording and outstanding consultation matters.

“The Committee granted planning permission, subject to conditions and a Section 76 Agreement to secure employability and skills developer contributions, and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and to deal with any other issues that might arise, including the outstanding SES consultation, provided that they were not substantive.”

Minutes