Short-term visitor accommodation at Bradbury Place 30-44 Bradbury Place, Belfast

What was proposed

The application sought retrospective permission to use student accommodation for short-term lets during July and August only.

“Proposal: Retrospective change of use from student accommodation to short term lets accommodation (limited to July & August only) Location: Bradbury Place 30-44 Bradbury Place, Belfast, BT7 1RS Referral Route: Paragraph 3.8.2 (d) of the scheme of delegation – change of use application involving student accommodation…”

“Retrospective change of use from student accommodation to short term lets accommodation (limited to July & August only)”

Officer report

The site

The site is purpose-built student accommodation in a commercially characterised area where retail, hotel and bar or restaurant uses dominate.

“The site is a multi-story purpose-built student accommodation on Bradbury Place. The surrounding area is commercial in character with retail hotel and bar/restaurant uses dominant. Description of Proposal…”

Officer report

Planning history

Earlier permission approved 156 student bedrooms and related facilities, while an enforcement case concerns unauthorised short-term letting outside term time.

“Relevant Planning History LA04/2017/2753/F Decision: Permission Granted Decision Date: August 2019 Proposal: Demolition of buildings and erection of a mixed-use development to include purpose built managed student accommodation with 100 en-suite cluster bedrooms and 56 studios (156 total) and ancillary facilities with ground floor retail unit. 5 storeys addressing Bradbury Place and 6 storeys addressing Albion Lane to rear. (amended scheme)”

“LA04/2025/0245/CA on-going enforcement case relating to Unauthorised use of student accommodation for short-term let during non-term time.”

Officer report

Why officers recommended approval

Officers considered the proposal acceptable because it would add diverse visitor accommodation outside term time, with management, transport and legal arrangements proposed.

“Policy HOU13 relating to short term lets set out a number of key criteria which must be satisfied. Criterion a. requires that the proposal strengthens and diversifies the range of short-stay visitor accommodation in the city. As of June 2024, short-term lets comprise 21% of Belfast City Council’s tourist accommodation. The proposal is for additional rooms outside of term time which would strengthen and diversify the range of short-term visitor accommodation in the city.”

“Conclusion The proposal is, on balance, an appropriate form of development within the city centre, it will provide additional visitor accommodation within the city centre outside of term time, adding to the diversity of visitor accommodation on offer, during peak times. It will also assist with vacancy rates within the building. Approval is recommended. Recommendation…”

Officer report

Consultation and concerns

DfI Roads had no objections, while the Northern Ireland Hotel Federation raised concerns about student housing, competition, amenity, monitoring and enforcement.

“The application has been advertised and neighbours notified. One representation has been received from the Northern Ireland Hotel Federation. Their concerns are as follows: • Conflict with intended use and approved consent: The approved consent for this development was for purpose-built managed student accommodation (PBSA) to serve the needs of Queen’s University Belfast and Ulster University students.”

“Monitoring and Enforcement 1) Who will have responsibility for monitoring and verifying that this property operates solely during July and August? It is the responsibility of the developer/operator to operate in accordance with planning permissioned, breaches of planning management are the responsibility of Planning Enforcement and s76 monitoring teams.”

Officer report

Who addressed the committee

The Principal Planning Officer outlined the proposal, the main issue, consultation response, representation concerns and the required legal agreement.

The committee’s decision

The committee granted planning permission subject to conditions and delegated non-substantive wording and agreement matters to the Director of Planning and Building Control.

“The Committee granted planning permission, subject to conditions and delegated authority to the Director of Planning and Building Control to finalise the wording of the conditions, resolve the relevant Section 77, and to deal with any other issues that might arise, provided that they were not substantive.”

Minutes