35 social housing apartments at Land of the former Mount Masonic Hall, 45 Park Avenue, Belfast

What was proposed

The application proposed demolishing the former hall and garage and building 35 social housing apartments in two blocks with parking, access and public steps improvements.

“Proposal: Demolition of Mount Masonic Hall, erection of 35 no. social housing units in 2 no. blocks with associated private, shared, communal, and public space, 29 no. private car parking spaces, vehicle and pedestrian access from Park Avenue, improvements to pedestrian steps linking Strandburn Drive to Sydenham Park, and demolition of 1 no. garage.”

Officer report

The site and surroundings

The vacant 0.42-hectare site falls steeply and is surrounded by housing, apartments, a commercial HGV business and vacant land.

“The site is located at 45 Park Avenue and was previously occupied by the Mount Masonic Hall and associated surface level car park which has been vacant for a number of years. The site is approximately 0.42ha in size and the topography falls steeply towards the southern part of the site, falling by 4m over a 10m distance measured from the paved boundary of the carpark to the site boundary and retained through the use of a structural retaining wall.”

“The surrounding area comprises terraced houses to the north on Strandburn Drive, to the east is housing and apartments at Park Avenue Heights approved under reference LA04/2015/0052/F, to the west is a commercial HGV business and the south is vacant land.”

Officer report

Earlier planning history

An earlier nearby social and affordable housing scheme was approved, while a later 32-unit social housing application for the hall site was withdrawn.

“LA04/2015/0052/F Lands to the north of 41-43 Park Avenue and to the South of 45 park avenue Belfast - Erection of 13no. social/affordable housing units (7no, 2 bed townhouses & 6no. 2 bed apartments) with associated parking, landscaping and road works, with access from Park Avenue via adjacent approval Z/2010/1434/F including provision for revised access/parking to masonic hall. Approved 22 September 2016.”

“LA04/2021/1749/F Mount Masonic Hall, Park Avenue Heights, Belfast BT4 1PU - Demolition of existing hall buildings and ancillary facilities with the construction of 32no. social housing units in 5no. blocks (to include 2no. wheelchair accessible apartments, 8no. general needs apartments, and 22no. category 1 (elderly apartments) with associated car parking, site works and public (landscaped) open space. Application Withdrawn.”

Officer report

What officers recommended

Officers recommended approval because the site was suitable and sustainable for housing, the design and access were acceptable, and the scheme would provide social housing.

“The site is considered a suitable and sustainable location for housing; the proposal would make effective use of previously developed land for residential use in an accessible location.”

“The provision of 35 social housing units that respond to local housing need is welcomed by the Northern Ireland Housing Executive (NIHE).”

Officer report

Consultation responses

Most consultees raised no objection or sought conditions, while NI Water objected over drainage capacity and responses on ecology and trees remained outstanding.

“NI Water objects to the proposal on grounds of insufficient network capacity. A final NIEA: NED response is still outstanding, and further information is to be sought to address Belfast City Council Tree Department most recent comments. No objections have been received from other consultees, subject to conditions, informatives and Section 76 planning agreement.”

Officer report

Who spoke

The agent said the scheme would provide housing for people over 55, meet local need, redevelop a vacant site and improve public pedestrian steps.

The committee’s decision

The committee granted planning permission subject to conditions and a Section 76 planning agreement, with authority delegated to finalise them and address outstanding matters.

“The Committee granted planning permission, subject to conditions and a Section 76 planning agreement.”

“The Committee delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions and Section 76 planning agreement, to include the requirement for a Construction Environmental Management Plan, and to deal with any other matters that might arise, including resolving final responses from NIEA: NED and Trees, provided that they were not substantive.”

Minutes