Preface [Volume II of Population and Housing] · PDF filePreface [Volume II of Population and Housing] ... The design-led approach was applied to 20 sample sites ... Regional Development

Preface [Volume II of Population and Housing]

The Department commissioned consultants [ENTEC UK Ltd.] to produce a report outlining the methodology used to assess potential housing yield from a range of urban capacity sites identified by the Department during the Belfast Metropolitan Area Plan [BMAP] 2015 process. The methodology should reflect current best practice in relation to urban capacity studies [UCS] whilst taking into account the particular circumstances of the Plan Area and the Northern Ireland policy context.

The study was carried out in three phases and may be summarised as follows:

Phase I

• To devise a design led methodology for predicting the potential housing yield from a

range of urban capacity sites identified by the Plan team;

• The application of the methodology to a representative sample of sites identified by the

Plan team to test that the methodology provided a range of potential yield that could

reasonably be achieved.

Phase IIa

• The application of the methodology to all sites identified in the UCS carried out by the

BMAP team and provided to the consultants.

• To estimate the potential future housing yield from windfall housing sites [i e those not

specifically identified for housing development] through the “typical urban area study”

approach as set out in Draft PPS12.

The design-led approach was applied to 20 sample sites by the consultants and agreed with the Plan team. These standards were applied to some 365 sites to complete the outworking of the UCS. This work assisted in maximising the potential housing yield within the urban footprint as set by the Regional Development Strategy for Northern Ireland 2025.

The consultant’s reports and findings [Final Report dated 28 April 2004 and the Technical Papers dated 14 August 2003] are contained within this Technical Supplement Volume II and have informed the Plan-making process. The Department has given careful consideration to the consultants’ findings and has resolved in the main to follow their advice.

Belfast Metropolitan Area Plan 2015 4th Floor Andras House 60 Great Victoria Street Belfast BT2 7BB

November 2004

TECH.SUPP.Preface.housing.07.04

Planning Service

BMAP Assessment of Housing Output

Final Report

28 April 2004

Entec UK Limited and the Centre for Research on Property and Planning, University of Ulster

Report for

Mr J Thompson Belfast Metropolitan Area Plan Team 60 Great Victoria Street Belfast

Main Contributors

David Kenyon Mark Brightburn Professor Stanley McGreal Dr Jim Berry

Issued by

…………………………………………………………

David Kenyon

Approved by

…………………………………………………………

Nigel Stuart Baker

Entec UK Limited 160-162 Abbey Foregate Shrewsbury Shropshire SY2 6BZ England Tel: +44 (0) 1743 342000 Fax: +44 (0) 1743 342010

h:\projects\ea-210\07655 belfast\docs\rr113i2.doc

Planning Service

BMAP Assessment of Housing Output

Final Report

28 April 2004

Entec UK Limited and the Centre for Research on Property and Planning, University of Ulster

Certificate No. FS 13881

In accordance with an environmentally responsible approach, this report is printed on recycled paper produced from 100% post-consumer waste.

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Contents

1. Introduction 1

1.1 The Assessment of Housing Output 1

1.2 The Study Area 1

1.3 Policy Context 2

1.3.1 Regional Development Strategy 2

1.3.2 Quality Initiative 31.3.3 Planning Policy Statements 31.4 The Housing Market in BMAP 4

1.5 Key Stakeholders 7

1.5.1 Density 71.5.2 Market Delivery 7

1.5.3 Infrastructure 81.5.4 Urban Capacity Studies 8

1.5.5 Conclusion 8

2. The Development of a Methodology 9

2.1 Determinant Factors for Capacity 9

2.1.1 Density 92.1.2 Developable Areas 9

2.1.3 Physical Constraints 92.1.4 Market Potential 10

3. The Approach 11

3.1 Site Surveys 11

3.2 The Design Led Approach 11

3.2.1 Character and Context 11

3.2.2 Market 123.3 Case Study Templates 13

3.3.1 Site Selection 13

3.3.2 Design-led Density Figures 14

4. The Assessment of Housing Output 15

4.1 Yield 15

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4.2 Market Potential 16

5. Windfall Assessment 19

5.1 Introduction 19

5.2 Draft PPS 12 Housing in Settlements 19

5.3 Methodology 20

5.4 Windfall Capacity 23

6. Conclusion 25

Table 1.1 Average House Price by Type 5 Table 1.2 Average House Price by District Council Area, 2002 Prices 6 Table 1.3 Average House Price in Belfast by Geographical Area, 2002 Prices 6 Table 4.1 Total Housing Output 16 Table 5.1 Windfall Categories 20 Table 5.2 Category Definitions 20 Table 5.3 Windfall TUA’s 20 Table 5.4 Windfall Unconstrained Potential within TUA’s 22 Table 5.5 Unconstrained Windfall Capacity - BMAP 23 Table 5.6 Constrained Windfall Capacity 24

Appendix A Stakeholder ConsultationsAppendix B Site Proforma

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1. Introduction

1.1 The Assessment of Housing Output

The purpose of this report is to outline the methodology which has been devised to assess the likely output from a range of housing sites which will emerge through the Belfast Metropolitan Area Plan (BMAP) process. The aim of the study has been to assist in the production of a methodology that reflects both current best practice in respect of the assessment of housing capacity whilst at the same time basing this within the particular conditions present within BMAP and the wider planning policy context of Northern Ireland.

This report begins by providing the context within which the methodology has been devised. This context is shaped by the geography and environmental conditions of BMAP, the conditions pertaining to the market for housing; the means by which it is delivered and the issues and concerns raised by key stakeholders regarding the type and density of housing developed. The report also sets the policy context for the delivery of housing.

Subsequent chapters outline the nature of the different factors that need to be considered in the development of a methodology and the approach that has been taken for BMAP.

1.2 The Study Area

The Belfast Metropolitan Area Plan covers the administrative districts of Belfast City, Carrickfergus Borough, Castlereagh Borough, Lisburn City, Newtownabbey Borough and North Down Borough Council. Census figures indicate that the Area contains 646 550 people, (2001 Census) almost 40% of the total population of Northern Ireland.

The requirement to assess housing outputs derives from the requirement contained within the Regional Development Strategy which states at BMA 2.2 second bullet point:

BMA2.2 : Promote the Physical renewal of the Belfast Metropolitan Area ‘support a housing drive that will help meet the estimated housing needs of the BMA for 42 000 additional dwellings in the Urban area and 9000 additional dwellings in the rural BMA. The location of sites to meet this need will be determined through the BMAP process. While the balance of the housing need shall be provided from ‘greenfield’ sites, as much new housing as practicably possible, (as assessed following receipt of the Urban Capacity Study), will be provided within the built up area to seek to achieve the regional ‘brownfield’ target of 60%, but without town cramming.

HOU.4.1 gives further guidance on Urban Capacity studies.

HOU.4.1 ‘the potential for achieving the regional target will be determined through the Development Plan process using urban capacity studies to maximise the increased share of residential development that can be achieved within the urban footprint of a particular city or town’.

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The methodology has therefore been devised to assess the likely numbers of dwellings that could be expected to derive from identified sites within the urban areas of Carrickfergus, Newtownabbey, North Down and Castlereagh, along with the City’s of Belfast and Lisburn. The rationale for concentrating new development within these centres is explained below.

1.3 Policy Context

The number of dwellings required within the Plan period, appropriate locations, guidance on their design and layout is provided within a hierarchy of planning policy. Additional policy guidance will of course be provided within BMAP.

1.3.1 Regional Development Strategy

The Spatial Strategy and Strategic Planning Guidelines within the Regional Development Strategy (RDS), ‘Shaping our Future’ aim to provide long-term policy directions for the public and private sector housing to 2025. It takes account of driving forces such as population growth, the increasing needs of households, household formation, economic changes and the spatial implications of a divided society. The Regional Strategy for Northern Ireland seeks to meet a number of key regional challenges. In terms of housing these include:

• Accommodate a population growth of 105 000 persons by 2015 and about 150 000 by the year 2025;

• Facilitate the provision of land and buildings to accommodate 160 000 additional dwellings by 2015 and approximately 250 000 dwellings by 2025;

• Meet the needs of new household formation with over 60% of households comprising one and two persons.

Section 9 of the RDS provides policy direction on meeting housing needs. It identifies a need for 42 000 dwellings within the Belfast Metropolitan Urban Area up to 2015 1. The objective in locating this development (SPG-HOU4) will be to promote a more sustainable form of development by a two pronged approach of:

• Encouraging compact urban forms;

• Promoting more housing within existing urban areas.

This should support urban renaissance and investment in hubs, conserve town settings and save resources.

To achieve this form of development the RDS sets a target for the share of housing to be provided within the identified urban footprint. In this way it seeks to produce more urban housing by recycling land and buildings and making use of other suitable sites. HOU.4.1 therefore sets a regional target for the period up to 2010 for 60% of new homes to be built ‘within existing urban limits to reduce greenfield housing extensions’. As stated at Section 1.2

1 The Belfast Metropolitan Urban Area comprises an extensive built up area stretching along the shores of Belfast Lough and up the Lagan Valley, taking in the cities of Belfast and Lisburn and the urban parts of Carrickfergus, Castlereagh, Newtownabbey and North Down district councils.


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it notes that the potential for achieving this target will be determined through the development plan process.

HOU.4.2 provides a set of principles against which housing in urban areas should be promoted whilst SPG-HOU.5 encourages an increase in the density of urban housing appropriate in scale and design to the cities and towns of Northern Ireland. The RDS encourages higher densities close to public transport corridors, town centres and centres of community facilities. It encourages development to follow the principles and standards contained within ‘Creating Places’.

1.3.2 Quality Initiative

Improving the Quality of Housing Layouts in Northern Ireland: 1998 Sponsored by the Departments of the Environment and Regional Development, the Northern Ireland Housing Executive and the Construction Employers Federation this report provides a series of recommendations for improving the layouts of residential development.

Fundamentally these recommendations encourage developments that respect local character, that are based upon a thorough understanding of the site and its context and that maximise opportunities to create variety, contrast and identity. The document outlines the steps that should form part of the design process, including the production of site appraisals, concept statements and sketch plans. This approach to design is one which can be followed in the assessment of housing output.

Creating Places: Achieving Quality in Residential Developments: May 2000 This guide is intended for use in the design of all proposals for residential development throughout Northern Ireland. The principles and standards contained in the guide will be used by the DOE as a basis for assessing proposals for residential development. The guide constitutes supplementary planning guidance. It is intended to encourage a holistic approach to the design of residential developments beginning with an appreciation of the local context and the characteristics of the site before going on to provide guidance on the main elements needed to achieve high quality design. The guide also provides detailed design information and Roads Service standards.

1.3.3 Planning Policy Statements

Planning Policy Statements (PPSs) set out the policies of the Department of the Environment on particular aspects of land-use planning and apply to the whole of Northern Ireland. Their contents will be taken into account in preparing development plans and are material considerations in deciding individual planning applications and appeals. The following are considered to be particularly relevant in the assessment of housing output.

PPS 7: Quality Residential Developments: June 2001 This document sets out the Department’s planning policies for achieving quality in residential developments. Its objectives are to achieve sustainable and quality residential developments that respect local character, are attractive and appropriate to their surroundings and support sustainable forms of transport. The Statement contains a number of policies through which it seeks to deliver its objectives.


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Of particular relevance to the assessment of housing output is the importance attached by PPS7 to new development respecting the positive aspects of local character and appearance. Whilst this could be interpreted simplistically as meaning that existing densities should be followed, the ability to deliver a greater percentage of new housing within existing urban areas will often mean that higher densities that those pertaining at present will be required. PPS7 does not prevent this, it does however require that where development is proposed it should be informed by the character of its surroundings. PPS7 indicates that within areas such as Conservation Areas and Areas of Townscape Character denser forms of development should be especially sensitive to their environmental surroundings.

PPS 8 Open Space, Sport and Recreation Consultation Draft March 1999 This document sets out the DOE’s planning policies for the protection of open space and the provision of new areas of open space in association with residential development and other uses. Policy OS2 states that the Department will not normally permit new residential development unless open space is provided in accordance with the minimum standard of 2 ha per 1000 population. It notes that lesser standards of provision may be appropriate in urban developments with relatively high densities but should still amount to at least 10% of the total site area.

Draft PPS 12 Housing in Settlements This Draft document has been the subject of public consultation. It provides guidance in the form of strategic planning policy on the approaches that development plans and development control should take to the consideration of housing in settlements. The Guidance includes advice on the processes for allocating housing land within development plans outlining a sequential approach to the identification of suitable sites and including a requirement for the undertaking of urban capacity studies. Furthermore it provides three strategic housing policies to guide development planning policy and development control.

Appendix 1 of the document sets out a broad methodology for undertaking capacity studies based upon the use of comprehensive surveys and the identification of four distinct character areas that reflect the likely potential of different parts of the urban area to yield housing supply.

1.4 The Housing Market in BMAP

Central to the consideration of urban capacity is an understanding of the operation of the property market. However vagaries of the market impose certain constraints on the outcomes of such studies due to the variability of performance through time, over space and arising from the characteristics of housing, notably property type. The importance of these three issues is briefly considered in this section of the Report.

In relation to time, the housing market within what now constitutes the Belfast Metropolitan Area Plan (BMAP) has grown appreciably over the period since 1995. The increased level of demand is a function of confidence in the housing market arising from improved local economic conditions, reduced rates of unemployment, the low interest rate, the competitive mortgage environment, and the stabilising political process. Under such a growth scenario, market prices generally move upwards and in the case of the BMA highly significant increases in property price are apparent. The generation of demand has in itself led to the intensification of development and the increasing re-use of previously developed land as other locations have either become scarce or command too high a price premium. However in periods of downturn


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the market is often more likely to neglect these previously developed sites and focus more upon prime sites.

To illustrate the dynamic of the market, information in Table 1.1 highlights price levels of property in the BMA for 5 different years namely 1995, 1999, 2000, 2001 and 2002. This serves to set both the context within which BMAP needs to operate as well as emphasising the difficulty of predicting exactly how markets will perform and consequently the level of market discounting that may be required for certain sites identified in the study. In a growth situation developers respond by seeking to increase output whereas in market downturns sites can drop out of favour and may await the next cycle to be developed, if at all.

Table 1.1 Average House Price by Type

Property Type 1995 1999 2000 2001 2002

Terrace £29 503 £54 166 £63 732 £68 362 £75 671

Semi-detached house £42 837 £66 804 £77 723 £87 339 £94 647

Detached house £86 645 £129 670 £144 741 £162 970 £188 449

Semi-detached bungalow £44 803 £63 844 £72 391 £83 252 £89 864

Detached bungalow £67 025 £106 979 £111 560 £132 455 £138 262

Apartment £42 768 £82 835 £95 278 £84 916 £88 867

All £46 557 £76 771 £88 393 £93 799 £105 002

Similarly property prices vary significantly on a spatial basis. The Belfast Metropolitan Area currently includes Belfast City Council, Lisburn City Council, Castlereagh Borough Council, North Down Borough Council, Newtownabbey Borough Council and Carrickfergus Borough Council across which there is a significant variation in house price (Table 1.2). However wider sectoral clusters may be identifiable. For example in the terraced house market the average price for Belfast, Castlereagh and North Down are similar; likewise for the adjacent Newtownabbey and Carrickfergus areas the price structure for terraced houses is lower but of a similar magnitude. Lisburn appears to constitute an individual market for terraced property with prices falling between the two. Again in the semi-detached house market prices in Newtownabbey and Carrickfergus are very similar, Belfast and Lisburn may group together, with North Down and Castlereagh having their own separate price structures. In the detached house market similarities again exist between Carrickfergus and Newtownabbey, with Lisburn, North Down and Castlereagh grouping together and Belfast forming a separate higher priced market.

The bungalow sector is not particularly significant within Belfast city, but again linkages are apparent in price level between Newtownabbey and Carrickfergus in the northern sector of the BMA and between Lisburn, Castlereagh and North Down to the east and the south of the BMA. Apartment prices are more variable and reflect specific niche markets such as Laganside in Belfast and the marina development in Carrickfergus.


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Table 1.2 Average House Price by District Council Area, 2002 Prices

Property Type Belfast Castlereagh North Lisburn N’abbey C’fergus Down

Terrace £79 722 £79 079 £89 004 £69 446 £53 608 £54 420

Semi-detached £102 517 £101 530 £95 602 £90 126 £76 019 £74 557 house

Detached house £233 270 £178 984 £189 154 £182 061 £157 878 £124 695

Semi-detached 98 182 £116 863 £86 492 £90 233 £79 251 £79 527 bungalow

Detached bungalow 168 483 £135 567 £157 721 £140 409 £125 328 £98 916

Apartment £91 598 £76 733 £83 412 £71 263 £93 460 £91 215

All £104 278 £114 199 £121 132 £104 464 £91 911 £82 587

Belfast is the largest of the six councils in terms of population and housing density within the BMA and if the housing market is disaggregated into geographical sectors of the city highly significant variations in price levels are apparent (Table 1.3). The highest priced sector, South Belfast has price levels significantly greater than any other location with BMAP and which do not map unto other adjacent areas. However the East Belfast market has price levels that show some affinity to the neighbouring Castlereagh Council area and could conceivably constitute a wider market area. Likewise, North Belfast has house price characteristics not dissimilar to Newtownabbey suggesting a wider market area in the northern sector of BMAP. A similar position could be argued in West Belfast where, in the terraced and semi-detached house and apartment sectors, price levels are similar to the Lisburn market.

Table 1.3 Average House Price in Belfast by Geographical Area, 2002 Prices

Property Type North Belfast West Belfast East Belfast South Belfast

Terrace

Semi-detached house

Detached house

Apartment

All

£54 828

£73 409

£135 748

£84 674

£73 299

£67 629

£92 607

£122 409

£73 894

£77 482

£71 883

£109 034

£189 466

£91 155

£98 588

£133 839

£136 109

£307 027

£99 669

£148 713

This analysis suggests that in terms of case studies, on a price basis consideration may be given to wider sectoral linkages between the house prices in some geographical areas of Belfast and the adjacent council areas.


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1.5 Key Stakeholders

In devising a methodology for the assessment of housing output it has been considered necessary to consult with key stakeholders about certain issues relative to the types of housing coming forward for development, now and in the future, the densities and the sources of supply favoured. By discussing these issues with stakeholders it is possible to gain an insight into those types of development that are most likely to be implemented, either because there is a demand and/or support from local communities as to the format of development proposed.

Fourteen stakeholders have been consulted between April and May 2002 (a list of the organisations is provided at Appendix A) They include the district councils, partnership boards, residents groups, the Northern Ireland Housing Executive (NIHE) and representatives of the house building industry, the Construction Employers Federation. The following is a summary of the issues raised by the Stakeholders and does not constitute the opinion of Entec or the University of Ulster:

1.5.1 Density

There was widespread agreement from district councils and partnership boards that one particular source of supply, namely intensification through the replacement of large detached properties with apartments was detrimental to local character. Resistance to this form of development was being experienced by house builders.

As a general point increases in density were often viewed with concern by stakeholders. The importance of ensuring high quality in terms of the design and layout of development was accepted as being crucial if higher density was to be supported.

An example of high density family housing was provided by one stakeholder as a demonstration that this could be achieved within an inner city area. It was accepted however that the existing high densities achieved in nineteenth century family terraced development were not being replicated today through re-development. Whilst these layouts are probably not now appropriate, the resulting high densities were recognised as having community benefits.

Increases in density and in the actual numbers of properties built were also recognised as being a way to reverse the population decline in the town and particularly city centres. The development of housing had additional benefits in terms of support services and the delivery of infrastructure improvements.

1.5.2 Market Delivery

It was stated that the market was only catering for a particular sector and that starter homes at the lower end of the market, or affordable family homes were being squeezed. Conversely it was pointed out by a different group of stakeholders at a separate meeting that in terms of house prices relative to average incomes properties were becoming more affordable.

High density developments are tending to supply niche markets, and there are fewer examples of high density family housing being constructed. It was considered that the lack of quality infrastructure was tending to distort the market, particularly restricting the provision of family housing within inner city areas.


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1.5.3 Infrastructure

The decentralisation of the population from Belfast has created severe pressure on the infrastructure of the wider BMA. Particular problems resulting from vehicle congestion and a lack of high quality public transport were raised by some stakeholders. There was a strong view from those areas which have been under development pressure that infrastructure improvements would be required before substantial numbers of new homes could be built.

Conversely the development of new housing can improve infrastructure as part of planning gain through Article 40’s. It was felt by many consultees that Article 40’s had not been used sufficiently in the past to deliver public open space, community facilities or road improvements and that more emphasis should be given to this in the future.

1.5.4 Urban Capacity Studies

Some stakeholders had embarked upon their own limited capacity studies These were often targeted at a particular geographical area or source of supply, for example town centre living.

1.5.5 Conclusion

The stakeholder meetings have raised a number of issues relevant to the provision of housing within BMAP. These issues and the potential impacts upon housing delivery and density have been fed into the development of the methodology.


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2. The Development of a Methodology

2.1 Determinant Factors for Capacity

In devising a methodology to help assess the likely output from a range of housing sites there are a number of factors that need to be considered.

2.1.1 Density

Planning policy outlined in the previous section recognises that housing densities within Northern Ireland have fallen since the high levels common in the nineteenth and earlier twentieth centuries. The replacement of high density inner city housing with lower density inner city or suburban housing has led to a depopulation of the city and town centres of the BMAP area. The resulting populations are often too low to support a viable range of facilities whilst the suburban developments are often remote from public transport routes. The resulting patterns of development can be considered to be increasingly unsustainable.

Support for higher densities is therefore in favour of support for a more sustainable form of development and reversal of the trends that have been seen in the last fifty years or so. The aim of this study, as a starting point, is to increase densities over and above that which has been commonplace. However to succeed high density should be located in areas where there is the necessary infrastructure to support it, or the opportunities exist to develop such infrastructure. The consultations have also demonstrated that high density development in certain situations can often be resisted by local communities.

2.1.2 Developable Areas

The comprehensive survey of the Belfast Metropolitan Urban Area undertaken by the BMAP Team has identified a large number of sites, in a variety of locations and character areas. The sites also differ in size from small infill opportunities to larger, strategic sites. As a consequence the percentage of the site that could be available for development can differ. For example a large site may have a copse of protected trees, or a river, a requirement to provide an element of strategic open space or community facility. These factors will influence the amount of land available for development and consequently the overall gross versus net density of the site. Smaller sites, which are more common within urban areas and characteristic of urban capacity studies, will often be developed at 100%. In devising a methodology therefore it is necessary to identify whether the density figures are net or gross. Given the nature of identified sites within the urban area all densities are given as gross unless otherwise stated.

2.1.3 Physical Constraints

Having identified the developable area of a site it is also necessary to consider the physical constraints that might impact upon the density of development that it can support. Potential constraints might include a number of individual and protected trees which would not in themselves occupy a distinct area that could be identified as being outside the developable area but, because of the need to safeguard their health, would require a greater spacing of dwellings


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and a resulting lower density of development across the site. Additional examples of physical constraints include site contamination that may prohibit certain forms of construction or site topography which again may condition the numbers and form of housing to be developed. The methodology for the assessment of housing output therefore needs to be able to reflect a range of physical constraint and their potential affect upon capacity.

2.1.4 Market Potential

In arriving at an assessment of the number of houses that could come forward from the sites identified through survey it is appropriate to factor in the likelihood of delivery within the plan period. This delivery can be dependant upon a number of the issues referred to above, it is also subject to the strength, or the weakness, of the housing market. The market overview provided at Section 1.4 demonstrates that the size of the BMA is such that the housing market will be very different across the study area. Along with issues concerning the strength of the market there are related ones concerning the requirements of private developers, as to the types of housing they are able to sell, and the types of property local communities seek. Indeed in certain areas the major provider of housing may be the NIHE via housing associations.


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3. The Approach

This section outlines the approach to the assessment of housing output on identified sites proposed by Entec and the University of Ulster.

3.1 Site Surveys

Site surveys have been undertaken by the BMAP Team. In line with the advice contained within the Draft PPS 12 a comprehensive survey of the metropolitan urban area has been undertaken which has identified sites that could become available for residential development.

3.2 The Design Led Approach

The site surveys have identified a large number of sites within the urban footprint. A methodology is therefore needed to assess the numbers of houses/residential units that could be expected to come forward from these sites. This methodology should provide a robust estimate of the numbers, it should be understandable and efficient. The approach that has been chosen as most appropriate for the BMAP is ‘Design-Led’. Annex A of the Draft PPS12 recognises that a design led approach will be labour intensive but also the most reliable. It acknowledges that where it is not appropriate (for example because of the large number of sites identified) consideration should be given to adopting it for a representative number of case studies for subsequent extrapolation. It is this latter approach that has been followed.

The approach is taken whereby a number of sites which are held as being typical of the urban area are identified and subjected to a design exercise. This exercise can be used to factor in the policy and density standards that are being advocated by the plan. The designs and their resultant densities can then be used as templates, against which all of the sites identified for housing within the BMAP area can be assessed.

The designs are not however merely an exercise in designing a housing layout. To be truly reflective of the types of development that may come forward within the lifetime of the BMAP they need to reflect a number of factors:

• Planning Policy and Standards;

• Physical Constraints;

• Market Constraints.

The layouts produced therefore should be informed by the above and the following approach to design has been taken, summarised under the following headings.

3.2.1 Character and Context

In designing a layout for a site the guidance and advice contained within ‘Improving the Quality of Housing Layouts in Northern Ireland 1998 and Creating Places: Achieving Quality in Residential Development have been material along with relevant policy standards contained


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within relevant PPS’s and the evolving parking standards provided by the BMAP team in consultation with the Roads Service. Essentially these documents call for an approach to layout design that is reflected within the wider character and context within which the site is located.

Character and context do not mean that designs should merely repeat the structure of the surrounding residential environment. They should however demonstrate that the features, both positive and negative have been identified and that where positive, they have been replicated, or adapted. Where negative characteristics are identified the designs should encourage means to address them. The guidance strongly supports the use and retention of natural features to provide character to a layout and this approach has been followed wherever possible.

An increase in housing density can lead to a more efficient use of land, protect greenfield land, and can help to sustain and rebuild communities and support services. The consultation exercise undertaken during the development of the methodology has demonstrated however that an increase in densities is met by varying degrees of support.

In providing designs for selected sites the aim has been to increase densities wherever possible but at the same time to produce a layout that reflects both the surrounding environment and the needs of the market, in terms of the types of housing required and the willingness of the market to provide. The market element is outlined in greater detail at Section 3.2.2.

The residential layout provided for each site must respond to the policy and guidance contained within planning policy documents. As such it should be based upon an understanding of the site and its surroundings. When considering a layout therefore, the first stage has been to visit the site and to assess it against a standard proforma (see Appendix A). This proforma was used to assess the physical characteristics of the site and its relationship with the surrounding area. Following the visit a site context plan was also produced identifying features of importance, potential linkages, barriers and constraints. These characteristics often influenced the residential layout and consequently the number of units that could be expected. The location of the site in terms of its relationship to public transport routes, town or city centres, or access to local facilities also conditioned the layout, specifically the appropriate level of density.

3.2.2 Market

The second stage in the process leading up to the production of a design is to gain an understanding of the market conditions that exist in the area, and that are likely to exist into the full Plan period. This market knowledge will also influence the type and numbers of properties to be built. Furthermore it will also indicate the likelihood of more marginal sites coming forward for development.

It is our opinion that the combination of assessments of physical and market viability together provide a robust and transparent approach to the analysis of potential capacity. Identified sites can be divided into three groups namely: those that the market should bring forward and should not be discounted against; those which may come forward but which may require some form of public sector support and to which some discounting may occur and thirdly those sites which are unlikely to come through for development and against which a substantial discount may be appropriate. In a policy framework of restricted greenfield provision and a plan period with a life of 15 years the third category is likely to be limited. The exception is those locations where market conditions are currently weak and remain so over what is a relatively long period of time in terms of housing market trends and the property cycle. Concerning the Case Study sites


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identified we would anticipate that only a small minority may not come forward in the short to medium term (2-5 years) with or without public sector involvement.

Central to an understanding of market viability is good market knowledge and intelligence. While it is acknowledged that current and historic trends may not entirely reflect future market conditions property researchers inevitably have to rely on time series of past performance. In the case of housing, the market in the Belfast Metropolitan Area (see section on market performance) has seen major increases in price level since the mid-1990s. While growth rates have been rapid throughout different market sectors and areas, in many respects the spatial patterns of high-priced and lower-priced areas has remained unaltered. As developers will only produce a product that sells, the nature of housing market areas in terms of price structure, type of property and other characteristics are fundamental in terms of assessing market viability.

In producing this Report, we have utilised extensively the database of house sales, the Northern Ireland Quarterly House Price Index, in the ownership of the Centre for Research on Property and Planning at the University of Ulster. The Index which has been monitoring the performance of the housing market in the province since 1985 is widely accepted as being the most comprehensive source of house price information for Northern Ireland. A key feature is the ability to disaggregate data at different spatial levels based upon postal codes. The survey is sample based and on an annual basis tracks circa 4000 to 4500 transactions within the BMAP area.

With regard to the 20 Case Study sites identified for this commission there has been an integrative two stage approach to considering market potential. Stage one utilised market intelligence from the Northern Ireland Quarterly House Price Index to provide an analysis of house price as a reflection of demand-side characteristics and house type as a consideration of local market character. In particular the latter is an indicator of potential dwelling mix, nature and density of residential development. Analysis of information was at the three digit postal code level thereby permitting an appreciation of the market within wider environs of each site. The second stage, initially utilising the physical characteristics, assessed each of the sites in terms of location and suitability in relation to potential market demand based on house price analysis (Stage 1) and development potential. A consideration of site specific factors such as site configuration, restricted site frontage and accessibility in addition to surrounding land uses in particular the neighbouring residential areas in terms of layout, mix and density was used to establish the market potential of the case study sites.

Individual reports on the case study sites have been prepared. They reflect the application of this methodology in their assessment of the nature of the market and the housing capacity for each site.

3.3 Case Study Templates

3.3.1 Site Selection

The BMAP team have defined a number of typical character areas. From these areas they have identified twenty sites that reflect the various physical, policy and market conditions of the BMAP area. These sites extend from small infill opportunities to larger vacant and partially used sites. A definition of the character areas is provided below:


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• City Centre: An area characterised by a mix of uses, residential development is high density often in apartments and NIHE developments.

• Town Centre: An area characterised by a mix of uses, moderately high residential development consisting of apartments but also town houses and terraces. A limited number of flats above shops.

• Inner City: Surrounding the City Centre these areas are characterised by high density residential developments, often including old established residential areas of terraced housing and early NIHE developments interspersed with industrial uses and commercial development, particularly along arterial roads.

• Middle City: Characterised by relatively high density residential development. These areas contain a greater proportion of housing to industrial and commercial development and the dwellings tend to be a mix of older terraced, semi-detached and detached properties.

• Suburb: An area characterised by larger scale private and social housing developments. The majority of properties have gardens, the private developments in particular tend to be built to a low density.

Using the approaches outlined in Section 3.2 each site was visited and a proforma of the existing conditions and a site context plan prepared. This information along with a market summary was used by Entec’s urban design team to inform the design of the site. A site layout was produced for each of the twenty sites and a density calculated. The layout and density figure can then be used as a template to inform the density and the numbers of houses that could be expected to be delivered on similar sites identified by the BMAP team within the BMUA.

3.3.2 Design-led Density Figures

The twenty sites have yielded a range of density figures extending from 31 to 160 dph and are dependant both upon the type of housing, the location of the site and the physical, market and policy characteristics. The designs range from detached and semi-detached dwellings to townhouses and apartments. Given the small size of many of the sites, most figures relate to gross densities although some of the larger sites have been given as gross and net following the guidelines outlined in Section 2.1.3.


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4. The Assessment of Housing Output

Having arrived at 20 residential layouts and therefore densities for typical sites identified within BMAP the final stage of the methodology is to use the resulting densities to arrive at a figure for the numbers of dwellings likely to be developed on the sites identified by the BMAP team. The 20 residential layouts and their resulting densities were used as a portfolio of layouts against which each of the 343 sites were identified. The identification of the appropriate template to each site followed a sequential method which is outlined below:

1. Template assigned to site within same character area that has similar market conditions and physical site conditions and which reflects the character of the immediate area.

2. Template assigned to site that is not within same character area but which exhibits similar market and physical site conditions and reflects the character of the immediate area.

3. Template assigned to site that is not within same character area but which exhibits similar physical conditions and reflects the character of the immediate area.

4. Template assigned to site that is not within same character area which doesn’t reflect similar physical conditions or surroundings but which it is felt does match similar market conditions.

5. Where there is considered to be no template that reflects the surroundings of the site a site specific density assessment is made based upon urban design principles.

It should be noted that character areas can include a range of residential types and layouts. There are certain circumstances therefore where it has been decided to choose a template from outside the relevant character area where that template best integrates within the immediate surrounding of the site.

The above approach demonstrates that the identification of templates is responsive to local surroundings within which the site is located.

4.1 Yield

Having identified appropriate design templates for each site it is possible to establish the likely number of dwellings that the site could yield based upon its area. This exercise has been undertaken for all 343 sites identified by BMAP as being appropriate for residential development. The sites are grouped for each of the local authorities and for the five areas within Belfast: North, South, East, West and City Centre.

The results of the study find that the expected yield from identified sites is as follows (Table 4.1).


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Table 4.1 Total Housing Output

District Housing Output – Design Led

Belfast City Council 4879

Lisburn 2156

Holywood 74

Newtownabbey 2616

Castlereagh 451

Carrickfergus 4024

Bangor 2448

Total 16648

4.2 Market Potential

The figures provided in Table 4.1 provide an assessment of the likely capacity of potential housing sites. These are those sites that remain following discounting for planning approvals and/or subsequent implementation, for planning and for environmental constraints.

Of the total capacity remaining in Table 4.1 it is also considered necessary to provide guidance on the relative market potential or viability of each site, to guide the BMAP team as to the likelihood of the sites coming forward for development. This exercise has been undertaken by the University of Ulster based upon their knowledge of the housing market in the BMAP area and as a result of consultation.

Definition of Market Potential Site assessment includes the use of a market potential indicator with a categorisation based on the following:

• Low;

• Low/mid;

• Mid;

• Mid/high;

• High market potential.

The indicator rating allocated to each site is determined by a number of qualitative attributes that includes the location of the site within a market sector, demand-supply side influences, the characteristics of the local market area, the relationship of the site to a template site and house price.

The house price attribute is conditioned by the specific market characteristics within the geographical sectors of the Belfast Metropolitan Area. In South and West Belfast for example there is high market demand but the average house price between both sectors differ.


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It is therefore necessary to consider house price as an indicator of the demand-supply relationships predominant within the local market context rather than between geographical sectors where significant price differentials can occur. It is considered that the combination of market related attributes will have a significant influence on decision making within the private sector in developing particular site for residential purposes over the short to medium term perspective.


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5. Windfall Assessment

5.1 Introduction

The previous sections describe how an assessment has been made of the likely housing supply that could be expected to come from the Urban Capacity Sites identified by BMAP. In addition to this yield however it is to be expected that further sites will become available over the plan period, sites which as yet are difficult to identify, often because they are in another existing use. These sites are known as windfalls and an allowance for the number of dwellings that windfalls are likely to provide is a requirement of the Draft PPS12.

This section of the report therefore outlines the methodology adopted by BMAP, in conjunction with Entec and the University of Ulster to provide an assessment of windfall capacity, it also provides an unconstrained and a constrained figure for the likely numbers of dwellings that may arise from certain categories of windfall as agreed with the BMAP team. An unconstrained and constrained otherwise known as a discounted figure for each council area is also provided.

5.2 Draft PPS 12 Housing in Settlements

This document provides advice on the assessment of housing capacity, principally at Appendix 1. This advice includes guidance on the assessment of windfalls which it describes as:

‘sites that have not been identified as available for development in the UCS but which come forward for residential development within the plan period’

Examples of windfalls may include the residential re-development of redundant industrial or commercial buildings, the conversion of commercial properties or the erection of dwellings within the gardens and grounds of an existing residential or commercial property.

The Draft PPS12 provides a breakdown of definitions or categories that go to form windfalls and provides guidance on how assessments should be made. It also notes that the size of the windfall allocation should reflect the level of detail applied to the UCS. The more detailed a UCS approach the lower the windfall assessment.

The Draft PPS12 provides 14 categories of windfall. It was considered that some of these categories overlap, consequently the approach adopted by Entec and the University of Ulster was to merge some of these categories with the effect that the BMAP windfall assessment looked at the following (Table 5.1).


surveys or which have not been considered by the UCSdue to constraints

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Table 5.1 Windfall Categories

BMAP Windfall Category Draft PPS Windfall Category

Empty Homes Empty Homes

Commercial Redevelopment Redevelopment Potential (non-residential)

Residential Redevelopment Redevelopment Potential (existing housing)

Conversion Non Residential Conversion from non-residential

Vacant non-residential

Sub-division of Existing Homes Sub-division of existing housing

Ancillary Space Ancillary Space

Intensification of existing residential (use of private open space)

Flats over Shops Flats over Shops

Other Windfall site Smaller areas of vacant/.under-used land below site thresholds

Infill

Car Park redevelopment

Opportunity Sites

Other unspecified

A definition of the BMAP windfall categories is provided in Table 5.2 where explanation is considered to be necessary.

Table 5.2 Category Definitions

BMAP Windfall Category BMAP Definition

Empty Homes Empty Homes

Commercial Redevelopment Demolition of commercial or any non-residential building(s) and replacement with residential

Residential Redevelopment Demolition of residential building(s) and replacement with new residential. New capacity is that which is additional to those numbers replaced

Conversion Non Residential Conversion of non residential building(s) to provide residential accommodation

Sub-division of Existing Homes Sub-division of existing housing

Ancillary Space Space that forms part of an existing planning unit, either residential or non-residential i.e. curtilage land

Flats over Shops Flats over Shops

Other Windfall site Distinct areas of land, either below the UCS threshold; which have become ‘available’ since the UCS field


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surveys or which have not been considered by the UCS due to constraints

5.3 Methodology

Given the size of the BMAP area it is considered to be inappropriate to undertake a comprehensive windfall survey. Furthermore many categories of windfalls are by their nature difficult to identify. To provide an assessment of windfalls it was therefore decided to adopt a Typical Urban Area Approach (TUA). This approach is in line with the Draft PPS12 which acknowledges that the use of TUA’s can be appropriate for more specific aspects of a capacity study within an overall comprehensive approach (page 33).

BMAP, in conjunction with Entec and the University of Ulster identified 8 character areas that reflect the particular locational and typological characteristics of the BMUA. These are shown in Table 5.3.

Table 5.3 Windfall TUA’s

TUA Location Number of Area Assessments

City Centre Belfast 1

Town Centre Bangor City Centre 2

Lisburn

Inner City Lisburn 2

North Belfast

Middle City East Belfast 1

Suburb South Belfast 2

Newtownabbey

The TUA’s have been comprehensively surveyed by Entec for windfall potential, this involved a street by street walkover of each TUA. The resulting capacity was classified according to the definitions provided at Table 5.2 and it is considered to represent a realistic unconstrained assessment of capacity based upon the experience of the surveyors.

Table 5.4 provides the unconstrained windfall assessment for the TUA’s against the relevant assessment categories.


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Table 5.4 Windfall Unconstrained Potential within TUA’s

TUA Windfall Category Category Total

City Centre Flats over Shops 103

Commercial redevelopment 343

Conversion non-residential 92

Other Windfall Site 111

Sub-Total 649

Town Centre x 2 Flats over Shops 31

(also includes Lisburn City Centre)

Commercial redevelopment

Conversion non-residential

259

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Sub-division of homes 17

Sub-Total 419

Inner City x 2 Flats over Shops 9


Conversion non-residential 10


Residential redevelopment 15

Ancillary Space 54

Empty Homes 17

Sub-division of homes 3

Sub-Total 267

Middle City Flats over Shops 10



Ancillary Space 47

Sub-Total 85

Suburb x 2 Commercial redevelopment 190


Ancillary Space 63

Residential redevelopment 4

Sub-Total 305

Total 1725


23

The above tables demonstrate that there is the potential for a significant number of dwellings to come forward within the TUA’s, and by definition within the BMUA as a whole.

To provide an assessment of unconstrained windfall capacity within the BMUA, based upon the results of the TUA survey, it is necessary to extrapolate the findings. This is done by measuring both the total area of the TUA Character Areas surveyed and the total area of the Character Areas within the BMUA. (sub-divided to reflect each local authority). This latter calculation excluded areas such as public open space and industrial estates where residential development would not be supported by emerging policy. Extrapolation then provides an unconstrained windfall assessment for the BMUA and this is provided at Table 5.5.

Table 5.5 Unconstrained Windfall Capacity - BMAP

Local Authority Windfall Capacity

Belfast

North Down

Lisburn

Carrickfergus

Castlereagh

Newtownabbey

Total

13990

2802

2633

1777

1937

2740

25879

5.4 Windfall Capacity

Th figure provided in Table 5.5 above relates to unconstrained capacity and it is a starting point in the assessment of the likely windfall allowance. To provide a realistic assessment of the total windfall for BMAP a number of further tasks are required that will significantly reduce this unconstrained figure.

• Review the windfall sites identified in the TUA surveys to remove any double counting with the UCS, including any recent planning applications and permissions;

• Remove those sites where emerging BMAP policy will seek to prohibit residential development;

• Review past trends for windfalls and the performance of housing market within the TUA's;

• Re-apply the final constrained figure into the extrapolation calculations.

The final windfall allowance is likely to be substantially less than the figure provided at Table 5.5. This assessment is based upon an expectation in the reduction of units that will


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take place when the steps outlined above are undertaken. It is also based upon experience of other urban capacity studies and guidance.

Table 5.6 below provides for the anticipated constrained windfall capacity within BMAP. This figure has been derived following the implementation of the tasks listed above.

Table 5.6 Constrained Windfall Capacity

Local Authority Windfall Capacity

Belfast

North Down

Lisburn

Carrickfergus

Castlereagh

Newtownabbey

Total

4213

817

957

495

547

815

7844


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6. Conclusion

Entec and the University of Ulster have devised a methodology to help assess the likely housing output from a number of sites identified by the BMAP team following a comprehensive survey of the metropolitan urban area.

This methodology is based upon a design-led approach to the assessment of output providing deliverable residential layouts for 20 case study sites which are considered to represent the range of sites that can be expected to come forward within the plan period.

These designs have followed a site assessment and review of current and emerging planning policy and guidance. In addition the layouts have been informed by the market conditions prevalent in the area today and forecasted for the future. The resulting designs, and their densities have then been cross-referenced to the 343 sites that have been identified by the BMAP team and an assessment of housing output provided.

An indication of the market potential of each of the 343 sites has been provided by the University of Ulster.

A second task required of Entec and the University has been to assist in the assessment of windfall capacity. Windfalls are by their definition sites that are not identified within the Plan. Following the advice contained within Draft PPS12 a methodology has been adopted whereby typical urban areas have been identified and comprehensively surveyed. An assessment of unconstrained and constrained capacity has been provided based upon these surveys.


Appendix A Stakeholder Consultations 1 Page

A1

Stakeholders The following organisations were consulted between March and April 2002:

• Belfast City Council;

• Castlereagh Borough Council;

• Newtownabbey Borough Council;

• Lisburn Borough Council;

• Carrickfergus Borough Council;

• North Down Borough Council;

• West Belfast Partnership Board;

• East Belfast Partnership Board;

• South Belfast Partnership Board;

• North Belfast Partnership Board;

• Greater Shankhill Partnership Board;

• Northern Ireland Housing Executive;

• Belfast Residents Group;

• Construction Employers Federation.


Report for Mr J Thompson Belfast Metropolitan Area Plan Team 60 Great Victoria Street Belfast

Main Contributors David Kenyon Mark Brightburn Professor Stanley McGreal Dr Jim Berry

Issued by

………………………………………………………… David Kenyon

Approved by

………………………………………………………… Nigel Stuart Baker

Entec UK Limited 160-162 Abbey Foregate Shrewsbury Shropshire SY2 6BZ England Tel: +44 (0) 1743 342000 Fax: +44 (0) 1743 342010

h:\projects\ea-210\07655 belfast\docs\rr052i2.doc

Planning Service

BMAP Assessment of Housing Output Technical Papers

14 August 2003

Entec UK Limited and the University of Ulster

Certificate No. FS 13881

In accordance with an environmentallyresponsible approach, this reportis printed on recycled paper producedfrom 100% post-consumer waste.

i

Contents

1. Introduction

2. Meeting Minutes

3. Market Analysis

4. Site Layouts

5. Assessment of Housing Output

6. Assessment of Windfalls

h:\projects\ea-210\07655 belfast\docs\rr052i2.doc 14 August 2003

1. Introduction

This report provides the technical background to the production of the methodology for the assessment of housing output.

Section 1 contains the minutes of the meetings undertaken between Entec, the University of Ulster and key stakeholders.

Section 2 by a market analysis for each of the twenty case study sites which have been identified by the BMAP team.

Section 3 contains site context plans and site proformas for these sites followed by suggested residential layouts.

Section 4 provides the assessment of housing output generated from the sample of fifty sites provided by the BMAP team.

Section 5 provides the assessment of the revised housing output generated from the total number of sites identified by BMAP for consideration.

Section 6 provides the unconstrained windfall capacity based upon the TUA studies undertaken in Spring 2003.


2. Meeting Minutes

Entec and the University of Ulster met with fourteen stakeholders in the course of devising the methodology. These stakeholders were:

• Carrickfergus District Council;

• Castlereagh District Council;

• Newtownabbey District Council;

• North Down District Council;

• Lisburn City Council;

• Belfast City Council;

• The Northern Ireland Housing Executive;

• North Belfast Partnership Board;

• West Belfast Partnership Board;

• East Belfast Partnership Board;

• South Belfast Partnership Board;

• Greater Shankhill Partnership Board;

• The Construction Employers federation;

• The Belfast Metropolitan Residents Group.

Minutes from these meetings are enclosed.


Minutes of Meeting

Client BMAP Client Reference

Our Reference S07655M027 Issued By David Kenyon

Issue Number 1 Issue Date 10 April 2002

Meeting Date 28 March 2002 Location Carrickfergus Town Hall

Present at Meeting Alderman William Ashe Carrickfergus District Council(Distribution Copies) John McIntyre Carrickfergus District Council

David Kenyon Entec Dr Jim Berry University of Ulster

Apologies for Absence (Distribution Copies)

Additional Distribution (Distribution Copies)

Project Name BMAP Assessment of Housing Output

Subject HOUSING ISSUES

Actions

The Councils population has risen by 50% in the last ten years; there is insufficient infrastructure to support this and there is severe congestion into Belfast caused by commuters.

BMAP’s public transport strategy is not supporting Carrickfergus, it does not propose to widen the A2, nor increase the numbers of trains.

300 dwellings are being built a year , on average. There are 93ha granted planning permission or zoned for housing and this does not include ICI and Courtaulds sites. In addition there are opportunity sites including 8ha at Powershift and St. Nicholas Secondary School.

The Council would like an indication from BMAP as to the allocations proposed for each district. It is the view of the Council that sufficient development has taken place in Carrickfergus and that the vast majority, if not all, new housing should take place elsewhere. Indeed the constraints on Carrickfergus are such that development would need to be along the coastal strip whose site area totals some 1800ha. Of this some 1300ha is developed or zoned for development, the remainder Green Belt. At 15dha this would be exhausted in 25 years.

The Market: The market is not catering for starter homes nor is it providing larger family dwellings to enable people to stay living in the District as they progress up the housing ladder. Indeed many of the larger homes are being demolished to make way for apartments. The Council do recognise however

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S07655M027 Page 2 10 April 2002

HOUSING ISSUES

Actions

that the apartment boom is tailing off. Density at the Marina is 50dph.

The use of Right to Buy has resulted in a reduction of social housing stock and an acute shortage in certain types of houses. Whilst the Housing Exec own a substantial landbank in Carrickfergus they are not building.

John McIntyre has undertaken a survey of ‘capacity’ sites, he is using a cut-off of 2ha. DK noted that BMAP team were looking to identify a ‘cut-off’ figure.

John McKintyre then demonstrated the use of the Council’s GIS system in the assessment of housing capacity in the District. He was able to show that there was little capacity left inside the urban area. By identifying different phases of development, it was also demonstrated that recent housing developments provided very little P.O.S.


Minutes of Meeting



Issue Number 1 Issue Date 29 May 2002

Meeting Date 19 April 2002 Location Belfast City Council

Present at Meeting Andrew Hay (AH) - Castlereagh (Distribution Copies) David Kenyon (DK) - Entec

Jim Berry (JB) - University of Ulster



Actions

• DK opened the meeting by outlining Entec and the University’s role in assisting the BMAP team to assess the likely output of Urban housing sites.

• All explained his background and the importance that Castlereagh placed upon planning. He noted that housing was the main area of concern. He also explained that Castlereagh was a suburban area of Belfast with a large rural hinterland. The area consists primarily of low density housing. The council is however concerned that this character is changing in certain areas with the replacement of larger houses with apartments. The Council does support the Quality Initiative.

• AH expressed the Councils concern over the 60/40 brownfield/greenfield split. He said that whilst it was not necessarily opposed to it it was the view that it should be delivered realistically and sensitively. In Castlereagh brownfield was not a major provider although there is land for other purposes e.g. commercial, hospitals. The Council would support the identification of these sites rather than the Green Belt.

• Where there is a need to release greenfield land then this needs to be satisfactorily integrated with existing communities. There also needs to be a greater co-ordination between developers. Any greenfield housing should be the subject of a sequential test as set down in the RDS.

• All also raised the issue of arterial roads, Castlereagh straddles two. He felt that there was a need to better integrate land-use and transport planning.

• The discussion then turned to the proposed EWay and Super Route. The EWay is a rapid transit scheme which will tie in with the development of Melmont. Super Route is a longer term proposal.

• Turning back to housing DK asked about the Councils view on high density development. AH said that whilst it was accepted that there was a need to increase densities the Council had a preference for lower to medium. He referred to Castlereagh response to the BMAP issues paper.


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Actions

• AH was of the opinion that there is a need for greater housing choice, including social housing. Prices have escalated and youngsters are struggling to get on the housing ladder.

• In terms of supply and demand therefore there is a need to properly monitor the supply on housing land and to consult with the house building industry.

• AH then provided some background to Carryduff which has been identified in the RDS as a growth centre. The settlement has grown up around a junction, it has no centre. New development provides an opportunity to improve it; infrastructure should come first provided in part by developers.

• AH concluded by requesting that BMAP come back to the council with the identified sites. DK said that he would pass the request on.


Minutes of Meeting




Meeting Date 28 March 2002 Location Newtownabbey Council - Mosley Mill

Present at Meeting (Distribution Copies)

Vera McWilliam - Mayor Paul - Deputy Mayor Hilary Brady - Acting Chief Executive David Kenyon - Entec Jim Berry - University of Ulster


Additional Distribution (Distribution Copies)

Pat Quinn - BMAP



Actions

The council expressed a general concern that the identities of the districts is being subsumed by Belfast and that inadequate facilities and poor infrastructure need to be addressed before substantial housing development can be accommodated.

Concern was expressed about the 60/40 Greenfield (GF) Brownfield (BF) split. Clarification as to what is defined as ‘Brownfield’ is sought.

Recognised that the 42,000 figure goes back to 1998. Ballyclare was identified as an area of significant growth and land has been allocated. However, a lack of basic infrastructure is restricting development. The Council cannot identify an area where development would be supported e.g the sewers of Ballyclare are 60% overloaded.

There may be a possibility of allowing development on the south/south west side of the Templepatrick Road. This is a greenfield site.

The Market: There is a problem of affordability, land prices at £80,000 per 1/3 acre make houses expensive. Identical houses in Ballynare are £15,000 more expensive than in Larne.

There is therefore a need for a mix of properties including starter units. Concern was expressed over development that brings one type of accommodation, into another ‘character’ area, i.e, starter homes into an area of housing for the elderly.


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Actions

This is typified when large detached houses are replaced by apartment/town houses.

Affordability is also an issue in rural areas and there should be an allowance for restricted growth in appropriate villages. This should be balanced by a need to protect local character and the preservation and indeed delivery of areas marked for Public Open Space in the Newtownabbey Area Plan 2005.

Substantial development has taken place in some villages yet Article 40’s have not been used to secure POS. A good example in the use of Article 40’s could be to allow restricted development at the base of Carnmoney Hill in return for its hand over to the trust.

Other issues: New residential development should link to, and provide, cycle links. DK suggested that the Council may wish to prepare and formally adopt a Cycle strategy to reinforce this.


Minutes of Meeting


Our Reference 07655 Issued By David Kenyon

Issue Number 1 Issue Date May 2002

Meeting Date 27 March 2002 Location North Down

Present at Meeting John Thompson - Environmental Health, North Down (Distribution Copies) David Kenyon - Entec

Dr Jim Berry - Univeristy of Ulster

Apologies for Absence Prof Stanley McGreal (Distribution Copies)

Additional Pat Quinn - BMAPDistribution (Distribution Copies)

Project Name Assessment of Housing Output

Subject BMAP HOUSING ISSUES

Actions

DK introduced work remit for Planning Service. Policy, market and design. Neutral body. Tapping the Potential summarised. Site ID done by Planning Service. Consultation with Councils, CEF, NIHE, etc.

JT - Aware of 42,000 total. No idea on share for North Down. No idea how much zoned already built. Use aerial photo’s to identify how much still exists.

370 units a year build-rate. (Five year supply estimate). JT seeks definition of ‘Brownfield’. Include Park/golf/recreation etc?

Keen to protect POS. Intensification - back gardens ‘problem’ in Hollywood.

Townhouses/apartment - over-development. Impact on traffic and parking.

Social issues. Definition of a “unit”. Enough on site parking. Have area of townscape character but no protection.

Sports clubs (football/cricket etc) looking at future. Possible re-designate edge site Green Belt for replacement pitches and develop these grounds for housing.

Population doubled last 30 years. North Down, high prices, young professionals. Poor public treatment, depend on work in Belfast. Security, teachers, public servants. Two cars per household generally.

Retaining local character features school site relocating (possible employment).

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BMAP HOUSING ISSUES

Actions

Vacant shop units in town centre. (Strung out, upper high st.) Flats above shops also. In principle town centre living should be promoted.

Town houses and apartments, more expensive side. Belfast effect spreading.

£85k standard semi - Townhouses £150-220k. Closer to Belfast and seaview valuable. West side 1984 plan still in use!

Affordability (starter homes issue). Not building more public sector homes.

Demographics - older people in detached houses with large garden leavinghouses to children who sell on.

JT is of the opinion that North Down is at limit green belt, coast, transport.

There is a NIMBY attitude towards densification.

Young offender facility with potential land.

Issue delivery of institutional sites for re-use. Joined up government.

Review (by 2004) public sector government. Take onboard how bodiescombined to improve use of property portfolio’s.

Hollywood potential extremely limited. Barracks Kinegar(?) in Army usebut potential if army use declines. Railway site limited by access (???) busyA2 road.

Business Districts. There is a need to facilitate regeneration.

h:\projects\ea-210\07655 belfast\docs\ndown minutes.doc

Minutes of Meeting




Meeting Date 18 April 2002 Location Lisburn Borough Council

Present at Meeting Colin McClintock (CM) - Lisburn Borough Council (Distribution Copies) Linda Crymble (LC) - Lisburn Borough Council

David Kenyon (DK) - Entec



Actions

• DK outlined the background to Entec’s commission and the nature of the meeting that was to discuss issues surrounding the capacity of the urban area to accommodate housing.

• CM explained that the Council has become more proactive since the mid-1990’s. This was because of three issues:

− Sprucefield;

− That the Lisburn Plan was faltering;

− The Belfast City Regional Vision was becoming the RDS.

• In 1996 the Council produced the first physical development strategy in NI.

• The Lisburn Area Plan ran to 2001, with BMAP not due for a couple of years the Council was concerned about the potential to limit the growth of Lisburn. Therefore when considering the plan the commission identified significant zonings for housing in Lisburn to meet demand up to 2006.

• Two issues that arise from these additional zonings:

− Infrastructure: new development to the north will be required topay for strategic highway improvements. This has meant that thevalue of the land has dropped and that the landowner is apparentlyreluctant to sell.

− Development Limits: due to the sensitivity of the landscape to thenorth the council argued that development should not take placeabove the 100 m contour. However land has been allocated up tothe Bainstown Road. The Council is now arguing for low densityat the edge of the urban area and for a strategic landscape buffer of30 m.


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Actions

• Of the other zoned housing sites LDI and LDII to the west are developed or about to be the subject of an application.

• For the future Lisburn would look to development in the form of a greenfield extension at Sprucefield which could pay for a link road and support the proposed shopping centre.

• CM considers that brownfield sites are limited but notable. In the longer term they could possible include the Maze Prison as there is considerable infrastructure in place.

• More immediate or medium opportunities are:

− Town Centre living through conversions and living above the shop, sometimes funded by the lottery or the international fund for Ireland.

− The development or conversion of sites promoted by the NIHE through the Lisburn Housing and Regeneration Study. Site suggested included the former townhall and police station, 110 units in total at 70.90K per unit.

• With insufficient land to meet need house prices are rising and relating problems of affordability. This is forcing younger people out of the town to outlying settlements. The Council has therefore lobbied NIHE to assess social housing need and it will support it in the vesting of land.

• Possible sites for Brownfield housing could also be found along the Lagon Corridor. LC outlined the history and opportunities along the corridor and the potential that sympathetic development has to enhance it. A vision for the Corridor has been produced.

• DK asked CM about the issue of densification. CM stated that increases in density are sustainable if planned. What is causing concern however is the demolition of large detached properties and their replacement with apartments.


Minutes of Meeting





Present at Meeting Keith Sutherland (KS) - Belfast City Council (Distribution Copies) Gerry Miller (GM) - Belfast City Council

David Kenyon (DK) - Entec Jim Berry (JB) - Univeristy of Ulster



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• DK outlined the background to Entec’s commission. KS asked a number of questions in response. He sought confirmation as to whether Entec was proposing to use area typologies and whether existing or new standards were being employed.

• DK stated that a design led approach was being adopted that was based upon character areas identified by the BMAP team. He said that Entec was working to emerging standards in relation to parking and following the design guidance outlined in the Quality Initiative.

• KS stated that the City was keen to see a reversal in its depopulation. The population has dropped by a third since _____ (?). He considered that poor infrastructure within the City was hindering its attractiveness to certain groups. KS was of the opinion that there should be more encouragement for Brownfield development.

• In terms of the Capacity Study itself, KS felt that the devil was in the detail and it was important that full consideration was given at the start of the process. As a mechanism for delivering land he was concerned that it could be quickly over-taken by changes and that it should be regularly reviewed and updated.

• KS was also concerned about the status of the ‘Whiteland’, the Council had an objective of sustainable development and it will argue for a phased release of land, concentrating on brownfield.

• With regard to standards, a concern was raised over the role of the Roads Service and any veto that they might have in terms of the sites coming forward. KS enquired as to whether the Service was knocking sites out before Entec sees them.

• DK confirmed that the Roads Service were looking at sites in terms of access. He was not aware if they had ruled any out.


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• KS expressed the City Council’s concern over how Greenfield development is subsidised. This subsidy was indirect and it came through a lack in requirements for planning gain. It is more costly to develop brownfield sites and the City Council would wish to see a package of financial incentives.

• DK raised some issues that had arisen in previous discussions. KS confirmed that affordability was an issue although he felt it wasn’t being addressed by the Housing Executive. In addition he considered that there was increasing ghettoisation with new social housing being developed in existing social housing areas. He felt that there was a need for more mixing of tenure.

• In terms of higher densities it was felt by the City Council that there was a need to educate communities to the benefits.

• The meeting concluded with DK being asked whether Entec was to be given the Titanic Quarter to look at. He was also asked whether he as speaking to Urban Initiatives.

• DK responded by saying that all the sites had not as yet been given to Entec and that the role of Urban Initiatives had been raised with the BMAP team.


Minutes of Meeting




Meeting Date 18 April 2002 Location NIHE

Present at Meeting David Murphy (DM) - NIHE (Distribution Copies) Sam Kendle (SK) - NIHE

Stanley McGreal (SM) - University of Ulster David Kenyon (DK) - Entec



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• DK outlined the background to Entec’s commission.

• DM outlined the recent studies that the NIHE had undertaken linked to capacity. These were known as Housing and Regeneration Studies in that their aim is to use housing as a tool for regeneration. DM was of the opinion that these studies could be used by the Planning Service to assist in the identification of capcity.

• DM was keen to understand the types of capacity being identified by the Planning Service and the minimum size of sites that were being considered.

• The NIHE had identified four categories:

− Classic brownfield (NCAS definition)

− Undeveloped land

− In-use sites - where the existing use could or should change in thenext 10 years

−

• NIHE’s focus is to concentrate their studies in town centres. To date they have looked at Lisburn in detail. Here sources of supply include LOTS. This is a reasonable source through THI funding, tax relief and NIHE grants. DM is of the opinion tha the average cost for conversion is £30 000. Many units, such as the new development at Lisburn Square are acquired by investors.


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• A complementary study has been undertaken on the Rathvarna Housing Exec Estate. This estate has a classic 1960/70’s layout with large amounts of underused open space and poorly designed streets. The NIHE have identifed suplus sites that could be developed, subject to community approval.

• A discussion was then had on more general housing issues. SK stated that there was a big problem with vacancy rates in N7, they have risen by 25% in two years to 39,000 they tend to be on the coast (second homes) or East and South Belfast, expensive units bought as investments. Many of these areas also suffer from long housing waiting lists.

• The NIHE recognise a problem of sustainable affordability where RTB homes are sold on and out of the affordable housing market.

• In terms of density whilst NIHE is trying to encourage an increase there may be certain areas were a lack of demand, but a need to develop vacant land requires a reduction in density.


Minutes of Meeting




Meeting Date 18 April 2002 Location North Belfast Partnership Board

Present at Meeting Ciaran Shannon (CS) - North Belfast Partnership Board (Distribution Copies) David Kenyon (DK) - Entec

Jim Berry (SM) - Univeristy of Ulster



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• DK outlined the background to Entec’s commission.

• CS provided some context to North Belfast. It is a mix of communities, protestant and catholic. There are major problems in the interface areas. Housing issues differ depending on the community.

• In the Protestant areas there are a large number of vacant properties, most streets have vacancies. DK asked why this was. CS replied that it was demographic, protestants were also more likely to follow the jobs.

• In the Catholic communities there is huge demand and little capacity. However, territoriality prevents this being addressed i.e. homes for Catholics in protestant areas.

• JB enquired about the status of Crumlin Road. CS said that this would be a neutral area although in the redevelopment of the Jail (for example) new interface areas would probably be created.

• CS stated that all communities want affordable, quality houses. He considered that the Housing Executive should look to support such housing in interface areas as a means of bringing communities together.

• Although waiting lists are low in protestant areas, CS experience is that demand is there for certain housing types, for example single person housing.

• JB asked whether the NIHE had any landbank in North Belfast. CS said that they had and that the BRO have been vesting land although this is primarily for commercial use.

• DK raised the issues raised by others that development in protestant areas was taking place at lower densities because of the amount of land available. CS gave the example of New Lodge where 500 houses were replaced by 170. This was a Housing Executive scheme.


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• JB raised the question of gentrification along the Antrim Road where large, old houses are being replaced by apartments. CS confirmed that this was happening but that the properties were expensive and not affordable. He confirmed that Entec guidelines were tight for single households with the consequence that they are being forced out of the area.

• DK raised conversions and lots as a source of singles accommodation. CS said that this was happening but that it was being undertaken by private sector - not Housing Executive.

• JB raised the issue of public/private landswops. CS stated that this had happened but that it was often between communities.

• DK enquired about the provision of social housing as planning gain. CS said that this was not happening and that there was still a stigma attached to public housing within private developments.

• CS stated that the Board have recently been looking at car park sites for housing, of 13 identified it was felt that four could come forward for development.

• DK and JB thanked CS for meeting them and confirmed that they would contact Sharon Beatty at the Exec for a copy of the….


Minutes of Meeting






Pam O’Donnell Marie Moore

(PO’D) (MM)

--

West Belfast Partnership Board Local Councillor

Liam Stone (LS) - West Belfast Partnership Board David Kenyon (DK) - Entec Dr Jim Berry (JB) - University of Ulster



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• The meeting began with DK outlining the background to Entec’s commission. He explained that the role was to help in the development of a methodology to assess the housing output from a number of sites identified by the BMAP Team. Entec had not identifies the sites themselves.

• Ls enquired as to the size of the sites. DK stated that, from his knowledge they ranged from small infill to larger redevelopment’s. PD asked how many sites were in West Belfast. DK said that he did not know. MM stated that in any housing development there was a need to include a requirement for planning gain to support the community she also said that there was a need to look at mixed use sustainable development, communities need more than housing.

• LS said that a number of houses with West Belfast had only a 15 year lifespan and that they should be redeveloped at higher densities. He gave the example of Ballymurphy, built in the late ‘40’s, early 50’s’. These houses were in a poor condition, they were all the same and there were no smaller units for single people. He felt that redevelopment would lead to better housing and a greater mix of housing types.

• DK enquired about other opportunities to address the need s of smaller households. PO’D said that the Partnership was looking to promote Living above the shop along Riverdale with the Housing Executive.

• Those smaller units that are being provided are at the upper end of the market. West Belfast is also seeing large houses replaced by townhouse and apartments. There is a problem of affordability, 32% of the population are under 18, and 44% live in social housing. There is a need for better housing stock but a difficulty in the ability to access it. PO’D noted that young people are having to move out of the area because if house process. There was a request that BMAP look at mechanisms to deliver affordable housing.


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• JB enquired about ST Patricks. PO’D stated that the Trustees had appointed BDP to look at its capacity. It is recognised as being the one major parcel of land in West Belfast. A masterplan shows that it could accommodate 500 houses.

• DK thanked everyone for taking the time to meet with JB and himself.


Minutes of Meeting


Our Reference 07655 Issued By David Kenyon

Issue Number 1 Issue Date 20 June 2002

Meeting Date 13 May 2002 Location Greater East Belfast Partnership Board

Present at Meeting Maurice Kinkead Greater East Belfast Partnership (Distribution Copies) Dr Jim Berry University of Ulster

Apologies for Absence David Kenyon Entec (Distribution Copies)



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East Belfast is considered to be in need of concerted efforts to turn around physical and socio-economic disadvantage. The physical and economic regeneration strategy is focusing on the dereliction along the arterial routes, the transport infrastructure and access to employment particularly for those living in the most deprived areas. The indicators of deprivation show that a number of wards in East Belfast are in the top 10% of the most deprived in Northern Ireland. In Inner East these include Ballymacarrett, The Mount, and Woodstock and in Outer East include Tullycarnet, Enler and Cregagh.

In some of these areas the quality of housing stock is fair whereas on the socio-economic indicators such as unemployment and educational attainment standards are particularly poor. Furthermore the population profile has changed considerably due to the lower densities in the redevelopment areas and the increase in single person households. As a consequence of the socio-economic disadvantage those living in deprived wards do not use the existing facilities such as schools which has a deteriorating impact on social infrastructure.

As a consequence this points towards the need for more integrated thinking and strategic action at community level. The East Belfast Partnership is tackling the core issues of physical/economic regeneration, employability, education and health. The Landmark East is part of a co-ordinated regeneration strategy designed to identify long-term derelict sites in the disadvantaged areas of East Belfast and to bring them back into positive use through refurbishment and redevelopment. The initiative will target properties which are not attractive to private investors; and through a revolving fund mechanism facilitate projects needed by the community

Concerning brownfield development a number of developers are active in East Belfast. With the industrial and commercial heritage of the area in

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decline the availability of land is now more valuable for residential development. This is reflected in the high demand in Ribble Street and Templemore Street where recent housing schemes have been undertaken by private sector developers. Evidence of investor demand has been a contributory factor in pushing house prices up. It is perceived that affordability in the housing market is of general concern and one which is becoming increasingly problematic in East Belfast.

On the supply side there are considered to be several key sites or land with development potential which if developed out would add substantially to the residential base of East Belfast where generally population levels are low. These core sites need to be mixed use developments with provision for social infrastructure to support the residential base. In this regard it is considered that the Gallagher site and the Harbour Estate offer potential to complement other developments at D5. Depending on the demand side factors it is considered that the potential relocation of sports grounds in East Belfast at the Oval and Ravenhill could free up land for residential development over the longer term perspective.

On the arterial routes such as the Upper Newtownards Road there is a need for a concerted regeneration strategy of replacing worn out buildings and improving streetscape quality. There is a view that the car parking requirements within new housing estates could be reduced with more emphasis placed on public transport and integrated land use and transport planning. The Arterial Routes Study which has been undertaken by Belfast City Council is seen as a positive step forward in encouraging mixed use development and improving the condition of property supported by funding through sources such as IFI and UDG.

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Minutes of Meeting




Meeting Date 18 April 2002 Location South Belfast Partnership Board

Present at Meeting Gerry Doherty (GD) - South Belfast Partnership (Distribution Copies) David Kenyon (DK) - Entec

Stanley McGreal (SM) - Univeristy of Ulster



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• DK outlined the background to Entec’s commission. He explained that they were assisting the Planning Service to assess the output that could come from sites within the urban area.

• GD explained that there were a number of housing issues facing South Belfast. These were:

− overheated housing market;− a large number of houses in multiple occupation (HMOs);− dereliction;− a need to develop mixed tenure.

• The Partnership was seeking to address these issues via the Greater Village Regeneration Trust. This is a body that includes the Partnership Board, the Housing Executive and the Belfast Regeneration office.

• The Trust has produced a ‘master plan’ for the Greater Village Area. This plan seeks to create a revitalised community by improving the quality of the environment as though improving access to services and jobs.

• In addition the plan proposes the redevelopment of may streets. This would see the replacement of three terraced streets with two. The idea is that the permeable nature of the ‘village’, and the terraced character will remain but the new houses will have gardens and a greater amount of open space. In terms of capacity however, it is unlikely that there will be an increase.

• GD also raised his concerns over the Housing Opportunity sites. he felt that the demolition of large houses and their replacement with apartments was changing the character of the area. It was also leading to problems of traffic congestion. He felt that a way to control this would be for BMAP to identify ‘family zones’.


Minutes of Meeting




Meeting Date 11 April 2002 Location Greater Shankhill Community Forum

Present at Meeting Cyril Muirhead (CM) - Greater Shankhill Community Forum (Distribution Copies) Gary Hughes (GH) - Tudor Residents Association

Brian Kingston (BK) - Shankhill Housing Consumer Panel Dr Jim Berry (JB) - University of Ulster David Kenyon (DK) - Entec UK Ltd



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The meeting opened with DK outlining Entec and the University’s role in the development of a capacity study for Belfast.

BK outlined some of the housing issues affecting the local community.

Shankhill has lost too many of its people, there has been a feeling that it is Government policy to relocate people out of the inner-city. The population has declined from 46,000 to 19,500 over the last 30 years.

There is a demand to live in the area evidenced by people buying houses priced at £50-60,000 and by NIHE waiting lists.

Housing policy does appear to be skewed towards apartments and town houses whilst the Community are keen to see family housing.

The NIHE are buying sites for housing but they have not been consulting the Community on the types of homes needed. They are placing the sites on the market looking for the greatest return.

When the NIHE provide funding to Housing Associations they are still controlling the redevelopment process through a requirement to use their standards, architects, etc.

GH outlined how a pro-active community group had been able to succeed in getting a development that respected its needs.

This was a site off Tennant Street/Ambleside Street. It is occupied by poor quality terraced housing which the NIHE has bought. The intention was to market the cleared site for apartments/townhouses with nomination rights for a social housing element.


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The Community had managed to persuade the NIHE to allow them to take part in the assessment of proposals and to require that all prospective developers meet with them before making their submissions.

The result is a development of 130 semi-detached houses at 21 per acre. They have one parking space per dwelling and replace 250-270 existing properties. The proposal is subject to planning permission.

GH reminded of the need for family housing pointing out that the 0-18 age group was the largest quartile in the area.

BK asked that Entec meet with the Consumer Panel. DK stated that he DK would need to speak to the Planning Service and that he would contact him again.


Minutes of Meeting

Client BMAP Planning Service Client Reference

Our Reference 07655M025i1 Issued By David Kenyon


Meeting Date 27 March 2002 Location

Present at Meeting Nigel Lucas - CEF David Kenyon - Entec(Distribution Copies) Tony Doran - CEF Mark Brightburn - Entec

Chris Carvill - Developer Prof Stanley McGreal - Univ Ulster John McGuiness - Developer Dr Jim Berry - Univ Ulster Michael Ferguson - Developer Richard Atchison - Developer


Additional Pat Quinn, BMAPDistribution (Distribution Copies)



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Introduction

David Kenyon (DK) introduced project. Entec is to support the Planning Service’s in arriving at an assessment of the numbers of houses that could be expected to be constructed in the urban area in the Plan period. They will generate a design-led methodology influenced by market issues supplied by the University and the consultees.

It is understood that the Planning Service have already identified sites.

Housing numbers will be delivered through private and social bodies. Entec will be meeting with all six authorities, CFF, BRG, NIHE, Partnership boards. The aim is to get a view on issues surrounding brownfield development.

DK explained the process of undertaking a capacity assessment. Guidance for capacity studies in England is provided within the DTLR document Tapping the Potential. The first stage is to identify unconstrained yield and there are a number of approaches to this depending upon the size of the survey area. It is understood that the Planning Service have surveyed all of the metropolitan area. To generate a figure for the number of properties that could come forward on these sites there are a number of approaches that can be taken. Entecs commission is to devise an approach specific to the characteristics of Belfast, it is not to arrive at an overall figure for housing


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numbers in the urban area.

DK stated that figures arrived at by capacity studies tend to be estimates, they should not be considered to be exact.

The consultations are to seek views on wider strategic issues and views.

Tony Doran (TD) stated that the CEF would like to discuss the numbers and types of sites which are to be studied. He agreed that there must be a clear, robust and mutually agreed approach to assessment.

Housing Issues

There followed a discussion of a variety of issues which are affecting the type and numbers of houses that are being delivered by the market in brownfield locations.

Density and a lack of ‘Joined-up’ Government

There are serious difficulties with councils being experienced by the CEF. The concept of brownfield development, nimbyism and a lack of good transportation infrastructure is creating uncertainty for developers. In particular the Government’s target of 60% brownfield development does not seem to be supported by local councils. Furthermore it is estimated that it takes three years to get through the planning process due to the planning concerns over brownfield development and the infrastructure difficulties.

CEF view the current planning system chaotic. Ten departments each with a minister with individual responsibilities are barriers to joined up government and co-ordination of policy.

Poor transport provision conflicts with BF development. There is also a conflict between policy and development control planners over the adherence to standards with dc planners particularly against densification.

Deloitte & Touche are undertaking a survey on behalf of the CEF. Findings will show that green and brownfield development are experiencing problems, although BF is the more problematic. An example is when DC planners use PPS7’s requirement for designs to be in character with their surroundings as a tool in promoting the continuation of low densities.

There is a perception of land shortage yet when the CEF seek to follow new ideas in terms of increasing densities they come up against planning objections. DC planners need educating.

The methodology should therefore tie into the PPS’s, and a sustainable approach, it should seek higher minimum densities and sites should be identified around the Transportation Strategy.

The lack of infrastructure distorts markets and this comes back to a lack of joined up government. As amenities are better in suburbs this is where you tend to find family housing with singles in the centres.


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DK raised the issue of density. Carvills have done work recently at densities between 66 Ravenhill Road and 88 dph Sandy Road. In Dublin 108 dph are achieved and 120 in Scotland. CEF have no problem with high densities if quality is right. High densities do seem to be targeted towards niche markets and young people.

Planning Standards

DK queried the use of open space requirements by the Planning Service when considering applications. CEF stated that in urban locations there was often a need to contribute to the wider area.

Parking standards: In marketing of developments there is a need to provide parking. However the standards applied by the Roads Service are seen as excessive, for example in Suburban locations 3.75 spaces per four bed house. Roads and parking standards seem to be being used to control densities. The Roads Service is fighting for old regulations.

Carvills are of the opinion that at densities of 88 dpg, 1 space per dwelling is not a problem for the market, and parking is often sold separate. DC planners however say a min of 1 to 1.5.

In Glasgow Carvills have done developments with no parking (specific to city centre) and in Dublin 0.85. Mix and variety is considered to be more critical to marketing than parking.

Affordability:

CEF stated that there is a limit to amount people can pay. Apartments -£130,00+ struggle. The problem with delivering affordable housing is the unreasonable costs for infrastructure which is adding £13/14,000 direct cost onto purchaser. Each department of the Assembly see development as an opportunity for planning gain, there needs to be a co-ordinated approach, it is difficult to provide dwellings under £100,000 because of the costs of land and infrastructure. The upper end of the market is stalling and the level of demand could be increased if costs came down.

There is however a strong demand for affordable housing on brownfield largely first time buyers and brownfield is more likely to deliver affordable housing. There is a need for balance between brownfield and greenfield to cater for the middle market.

In terms of the middle market, the CEF members reported that the high second hand prices reflect land shortage in greenfield locations.

In conclusion the Federation want to agree 60% but need a robust assessment of capacity, they would wish to be consulted directly on the methodology details. The narrow debate on a broad range of issues was noted by TD and


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he will contact both Entec and the BMAP team to express CEF’s wish for closer involvement. He noted that in the preparation of the 1986 Belfast Plan the CEF had been involved in selecting likely sites. DK to provide details for Tapping the Potential and of any capacity studies undertaken by Entec that are on the web.


Minutes of Meeting




Meeting Date 11 April 2002 Location University of Ulster


Peter Carr (PC) Robin Cameron (RC) Desmond Boucher(DB) Michael Noble (MN) Dr Jim Berry (JB) David Kenyon (DK)

- Belfast Metropolitan Residents’ Group - Belfast Metropolitan Residents’ Group - Belfast Metropolitan Residents’ Group - Belfast Metropolitan Residents’ Group - University of Ulster - Entec UK Ltd



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The meeting opened with DK outlining Entec and the University’s role in assisting the BMAP team with the undertaking of the Urban Capacity Study.

RC outlined the history of the Group. They were informally established in 1996 in response to proposals to release greenfield land under the Belfast Urban Area Plan 2001. They were formally inaugurated at the BMRG in 1999 and they appeared at the public examination debates on the NI Regional Development Strategy. They consist of approximately 24 groups and they have consistently argued that new housing development should be provided within existing urban areas.

The BMRG believe that there should be an 80% brownfield target within the BMA. Given the size of the BMA relative to the remainder of NI it is their opinion that this will be necessary if the overall figure of 60% is to be achieved.

PC outlined the Group’s frustration in not being informed of the process used to identify capacity by the BMAP team. They had a number of specific concerns relating to the use of capacity studies and felt that they were only a tool in determining Brownfield (BF) targets. Furthermore:

• They have reservations as to the ability of Entec’s study to be meaningful to the debate;

• The crucial issue is not site availability but site supply. Supply is an outcome of planning policy which cannot be adequately accounted for by inclusion of a windfall figure;

• That a capacity study is only a “snap-shot” in time, it is essentially static and therefore inadequate;


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• They would like a resumé of the methodology including, the ‘cut-offs’ used whereby the smallest sites are included as windfalls; the sources of supply being considered, for example renewals, renovations and subdivisions;

• They do not support the simplistic extrapolation of past trends in supply as a means of identifying future build levels;

• Emphasis that a sequential test is crucial to the management of brownfield development;

• Existing allocated sites should be re-assessed with higher densities now required. DK noted that an extension of this was the reduction in the percentage of land zoned for housing, he was aware, through anecdotal evidence, that this had be a policy requirement in the Yorkshire and Humberside RPG.

DK outlined the conversations that he had had with the CEF and District Councils over the types of houses and the densities that the BMA required. In particular there appears to be a clash over the Council’s wish for more family dwellings.

DB for the Group said that according to NI records, for the last ten years about 70 extra dwelling units had been required per 100 extra population. This implied that single person households had occupied around 70 percent of the units and the need for further 3/4 bed houses is diminishing.

It is the view of the Group therefore that a greater number of higher density developments should come forward but that this would only be maximised if no Greenfield sites were identified. This approach was being ‘accidentally’, followed in certain sectors of the city periphery where there are few greenfield sites available for development and there is a number of brownfield developments taking place in the corresponding inner and middle areas. The RDS however advocates large scale releases of greenfield land and the Group are of the opinion that this will undermine the more sustainable development of brownfield sites.

DK queried densities, he asked for the Group’s views on higher density.

The Group see the increase in density as the way to promote sustainable living, support existing services and reverse population thinning. The BMAP Issues Papers talks of ‘town cramming’ which is an emotive term, it did not refer to its opposite. BMRG believe that it is essential for critical mass, and the sustainable efficient functioning of the urban areas that the sprawling trends of the last four decades are reversed. At all of the consultation meetings residents have not objected to increases in density. However, badly designed intensification is an issue. BMRG argue that intensification needs to be accompanied by strict enforcement of ‘architectural gain’.

NIHE policies often run contrary to intensification where 2 cleared dwellings


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are often replaced by 1.

DK raised the issues of affordability. MN demonstrated that house prices were 4 times more expensive 20 years ago as they are today (relative to average incomes).

In conclusion the Group expressed a wish to meet again once the methodology was drafted. They reiterated their view that the study could be used to put a break on intensification which in turn would result in underachievement in the regeneration process. This was in the context of one in which the limitations of the best and most thorough studies was not recognised. They felt that Capacity studies should be a rolling process rather than one which is held to be relevant for 15 years.

It is the view of the BMRG that capacity is a political and not a technical matter, although they referred to their previous point regarding a target of 80% BRMG believes that a political will now exists for seeking to meet the BMA’s housing need entirely from brownfield sites.


3. Market Analysis

The University of Ulster has undertaken an analysis of the market forces relevant to each of the case study sites. These analyses are provided overleaf.


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Site 1 - Rear of 11-71 Dufferin Avenue, Bangor Located in the core of Bangor this site has relative ease of access to the town centre and transportation routes. In a residential area the neighbouring properties are older terraced houses suggesting a high density scheme for this site.

The market conditions within this postal code area of Bangor (BT203) are relatively strong with an average price for terraced houses of £76 216 compared to the Northern Ireland average of £70 707 and £89 041 for the wider North Down market area. However apartments with an average price of £69 328 are below the Northern Ireland average of £94 217 and that for North Down (£102 567). The market structure would thus suggest that a townhouse/terraced development may be most desirable solution for this site.

Site 2 - Lands at Laird House, Glenluce The configuration of this site reduces the developable area. However there has been a successful private development at Glenluce with a mixture of semi-detached houses, detached houses and terraced property. A new scheme could be viewed as the natural extension to the existing development as well as maximising the interface with Knocknagoney Park.

From a market perspective property prices are above average within this postal code area (BT 42) with average price of terraced houses being £82 707, semi-detached houses £111 333 and detached houses £209 029. These prices are in excess of the respective average prices for Northern Ireland (£70 707, £86 785 and £147 727) and Belfast (£78 590, £99 493 and £176 414). Thus from a market perspective few constraints are likely and given the character of the site a mix of townhouse/terrace property and semi-detached houses are most likely.

Site 3 - Forster Green Hospital A mature site located in a strong market area that offers significant development potential. However careful design is required to incorporate the inherent character of the site including the many mature trees. As such there is likely to be discounting from a physical side but with few constraints from a market perspective.

Property prices in this sector of BMAP (postal code area BT 86) are extremely strong and amongst the highest within the plan area. The main property types are semi-detached houses and detached houses with average prices are £110 426 and £181 598 compared to averages for Northern Ireland of £86 785 and £147 727 and for Belfast of £99 493 and £176 414 respectively. However the site has the capacity to embrace a range of property types and densities with potentially a mix of high density development of apartments/townhouses in the core of the site possibly in the area occupied by the main hospital buildings with lower density detached property on the remainder.

Site 4 - Donegal Road South Belfast This site is located in a relatively low cost inner city area. The traditional housing type is terraced houses with reasonable sized front gardens notably those properties in the Empire Drive area to the north of the site. The site enjoys the advantage of a frontage and access unto Donegall Road. The site would be suitable for high density development with a potential mix of terraced/townhouses and possibly apartments.

The housing market in price terms is generally weak in this location though property prices have been increasing appreciably in that part of the Donegal Road from Roden Street towards


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Shaftesbury Square due to the rippling-out effects of high house prices in the Lisburn Road/University area. The average price of terraced property in this postal code area BT126 is £59 172, a figure significantly below the average for Belfast (£78 590) and also below that for Northern Ireland (£70 707). In discounting terms development may be more difficult to achieve on this site in the short to medium-term but if the status of the Donegal Road continues to improve and property values increase then the potential of the site may improved. Currently there are no new schemes in the immediate vicinity but the Whitehall Square development at the junction of Sandy Row and Donegal Road highlights what is achievable.

Site 5 - University Street, The Menagerie Located on the edges of the high demand University area and close to the Gasworks site which is now a significant focus for inward development and employment opportunities a high density town-house/apartment development is clearly feasible on this site. Currently terraced property/town-houses are being developed to the north of the site and there are other examples of apartment schemes in the streets leading to University Street.

The site is located in postal code area BT 71 which is characterised by particularly high prices for terraced houses with an average price of £123 469 for 2002 against an average figure for Belfast of £78 590 (£70 707 for Northern Ireland). The average price of apartments in this location at £101 825 are in excess with the average price for the city (£92 342). The market dynamics are clearly favourable and on this basis market discounting would not be expected.

Site 6 - Junction of Malone Avenue and Lisburn Road Located in the high demand Lisburn Road area this small site would be suitable for an apartment/town house development of similar nature to other schemes that have been achieved on the Lisburn Road. The market has been particularly vibrant in this location with proximity to Queen’s University, the City Hospital and various professional practices and offices located in the general area.

This postal code location BT 96 has some of the highest priced properties within the city. In particular the average price of terraced houses is £188 067 compared to the Belfast average of £78 590 suggesting the potential for a townhouse scheme. In the apartment sector the price differential is less, with an average price of £109 405 for this postal code location compared to the city-wide average price of £92 342. This site is clearly workable from a market perspective.

Site 7 - Builders Yard, Candahar Street & Elgin Street A high density development on this site would be in keeping with the current urban form which is dominated by relatively substantial terraced property and some newly built apartments as in the example of Elgin Court. This proposal is in keeping with the housing market in this part of Belfast which has experienced significant growth in property values and has benefited from the high priced market in the southern sector of the city.

Within postal area BT 73 which includes this section of the Ormeau Road the average price of terraced houses in 2002 was £93 573. This price is significantly above the average price for both the city of Belfast (terraced houses £78 590) and at the Northern Ireland level (terraced houses £70 707) for 2002. Hence from a market perspective this site lends itself to a high density solution.


3

Site 8 - Donegall Street This site is considered to offer the potential for a high density solution and could act as a gateway to a revitalised Donegall Street area. In this respect the apartment scheme (Scotch Quarter) on the adjacent Carrick Hill appears to be s successful development. However this northern limit of the city centre has been a thin market with little evidence of comparative transactions. The area has a high reliability on the public sector and hence markets are not fully tested.

Site 9 - Rogers Quay, Carrickfergus This site occupies a key entry position to the Carrickfergus Marina development. This location has seen extensive development in the residential and commercial sectors. The residential development has been in a series of phases with the initial apartment scheme on the west side on the Marina dating from the early 1990s. Since then there has been several subsequent phases of apartments and town-houses with two schemes very recently completed. These new developments are currently being marketed and with a number of properties for sale on the existing market it is likely that the current supply situation would need to work through the market prior to development on the identified site. However in the medium term there is no reason to believe that this site could not be successfully developed with a combination of town-houses (possibly designed on a maritime theme given the proximity of the historic Carrickfergus Harbour) and apartments. A design-led solution is critical here with due cognisance of conservation area policy in relation to the harbour. This site under the Carrickfergus Maritime Area Partnership was originally zoned for a hotel development however the commercial realities of achieving hotel schemes is notoriously difficult.

Within this postal code area (BT 388) price statistics for 2002 indicate a mean value of apartments at £94 690 compared with an average price for Northern Ireland of £94 217. This suggests a vibrant apartment market in the Roger’s Quay/Marina area. As the lowest priced properties are outside of the Marina area, the average price for Rogers Quay can be considered to be in excess of that for the postal code area. Hence this suggests that once current supply is taken up, it is unlikely that there would be any constraints on this site arising from market discounting.

Site 10 - 18-28 Irish Quarter West, Carrickfergus This site although within the same postal code area (BT 388) as Rogers Quay provides a major contrast. The overall appearance of this street with many closed-up premises, derelict/semi-derelict sites and an assortment of land-uses in the industrial/service/public sector land uses does not lend itself to a vibrant private sector housing market. The main residential type within this area is terraced property. The average price for terraced property in BT 388 is £51 056 but this figure is influenced by some higher priced residential property outside of Irish Quarter. Rather price within Irish Quarter are in the lower quartiles of the distribution.

It is our opinion that from a market perspective this site presents discounting issues. A private sector solution would need to rest in the affordable sector of the market and in this respect apartment schemes on the east side of Albert Road in the Essex Street/West Street areas have been developed with the assistance of public sector intervention. Currently an apartment scheme is being developed towards the Albert Road end of West Street. Social sector provision may provide a more likely outcome for this site with a successful Housing Association scheme developed in recent years on the adjacent site and fronting unto Albert Road.


4

Site 11 - Monkstown Avenue, Whiteabbey From a market perspective this site is within a mid/lower-mid market location (BT370). The main residential property types are terraced and semi-detached houses with new development schemes on both sides of Glenville Road primarily semi-detached houses with some detached houses. It is likely that development on this site would be of a similar nature with demand focused upon the semi-detached market. Evidence suggests that this market sector is relatively strong with an average price of £72 538 and a price range from £46 000 to £96 500 for semi-detached houses but below the Northern Ireland average of £86 785 for this property type.

Site 12 - Adjacent to Glengormley High School This site is located in a suburban setting (BT365) characterised by semi-detached property mostly constructed in the post 1960 period. The property market in Glengormley generally has attracted first-time buyers seeking to establish themselves in the housing market, hence churn tends to be relatively high. Given the nature of this market, property values tend to be below average in this postal code location. For example the average price of terraced houses (£50 274) and semi-detached houses (£76 180) are appreciably below the respective average figures for Northern Ireland namely terraced houses (£70 707) and semi-detached houses (£86 785).

The most vibrant sector is for semi-detached houses. However as the site is of a significant size, a more mixed scheme but one anchored in the semi-detached sector should be achievable. The development should be capable of supplying to the market relatively low cost homes at an affordable level for the first-time buyer in particular.

Site 13 - Between Antrim Road and Whitewell Road This site offers particular challenges in terms of the physical topography and access. From a logistical perspective access from the Antrim Road is almost certainly not feasible rather access will have to be via roads leading off the Whitewell Road. This has significance in terms of the marketability and perceptions of the site with potential effects upon the eventual price structure of any new housing achieved. For example in the postal district spanning the Upper Antrim Road area (BT154) the average price of semi-detached houses and detached houses are £107 392 and £158 993 prices which are clearly in excess of the respective Northern Ireland averages (£86 785 and £147 727). However for the postal code spanning the Whitewell Road area (BT367 note in Newtownabbey) the average price of property is considerably lower for example £64,867 semi-detached houses.

The site has the potential to offer a range of house types notably semi-detached houses and detached houses with some apartments which may take advantage of the site contours to get sea-views though the apartment market is largely untested in this location. Given the potential costs involved in relation to construction on this site it will be necessary to consider an upper-mid market solution. However risks are strong on this site and if not successfully marketed as an Antrim Road location the prices achieved may not stack-up.

Site 14 - 233-263 Shore Road, Belfast This site has a number of constraints which imply physical discounting. On the basis of market considerations, the North Belfast area has some of the lowest priced areas within the city. The property market in this area (BT 153) is dominated by terraced houses with an average price of £47 097 for 2002 compared with an average price of £70 707 for terraces in NI and £78 590 for the whole of Belfast. Hence this location is characterised by weak market conditions.


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From a market perspective it would seem that lower cost housing possibly a mix of town-houses/semi-detached properties may work but with added costs on this site in terms of landscaping and design requirements the conclusion is that this site is subject to discounting from both a physical and a market perspective.

Site 15 - Shaws Road This site also located in BT119 is of more limited potential due to its physical size. To maximise the carrying capacity of the site an apartment/townhouse scheme is the most likely solution. On the opposite side of the road, residential property is largely in the public sector with a mix of terraced houses and apartments. However adjoining the site to the south-side there has been a relatively recent private scheme (Hillhead Cottage) of townhouses and semi-detached houses.

The market, as indicated in relation to other sites in BT119, is strong in the terraced house sector with the average price of £78 831 comparable with that for the city of Belfast (£78 590) and at the Northern Ireland level (£70 707). The semi-detached house market is the most vibrant sector in terms of market share. For semi-detached houses the average price level for the postal code area £98 919 is extremely close to the average price of semi-detached houses for Belfast (£99 493) and significantly above that for the province (average price £86 785). However the small size of the site may militate against semi-detached housing. The apartment sector is less well developed with the average price (£77 025) significantly below that for the Belfast market (£92 342). In this respect the site poses certain challenges in obtaining the optimal solution.

Site 16 - Suffolk Road This is potentially a significant site, in terms of size and with good views to Colin Glen assuming demolition of premises on road frontage. Located adjacent to a NIHE estate but it appears that a number of properties in the estate are now in private ownership. A number of new schemes on the opposite (west) side of Suffolk Road would suggest that an apartment-led development with townhouses could be appropriate on this site.

Located within postal code area BT119, the average price of terraced property £78 831 is comparable to that for the city (£78 590) and for Northern Ireland (£70 707) indicating the nature of demand-side pressures within west Belfast. The average price of apartments at £77 025 is not appreciably different from the terraced sector and in contrast to the latter is below the average price of apartments for Belfast (£92 342) and Northern Ireland (£92 217). The price structures may influence the mix of townhouses/apartments ultimately offered but from a market perspective the site should not suffer from price discounting.

Site 17 - Upper Dunmurry Lane With frontage unto the Stewartstown Road and Upper Dunmurry Lane this major site is highly significant given the demand and supply-side pressures in the wider West Belfast area. The location is of a suburban nature, but the site could carry a variety of housing types and styles depending upon the outcome of specific development appraisals on site.

In market terms the dominant house types are semi-detached houses and detached houses with price levels relatively strong in these sectors. For postal code location BT170 the average price of semi-detached houses is £90 502 which is greater than the NI average (£86 785) but somewhat below the Belfast average of £99 493. A similar picture is apparent in the detached house sector, the average price for the postal code area is £124 413 compared with an average


6

price for the province of £147 727 and for Belfast £176 414. The price levels are reflective of accessibility issues on/beyond the western limits of the city, compared to more mature residential areas within Belfast.

Site 18 - Land off Seymour Street, Lisburn This site is likely to experience physical discounting arising from the morphology of the site, and the constraints imposed by the primary school between the site and Queen’s Road. Nevertheless the elevation of the site could be used to an advantage. It is also our opinion that should the former car showroom fronting unto Seymour Street be incorporated, the potential of this site could be greatly enhanced.

From a market perspective properties within this postal code area (BT274) are relatively highly priced. The dominant property types namely terraced houses and semi-detached houses have respective average prices of £73 410 and £92 086 which are in excess of Northern Ireland averages (£70 707 and £86 785) and also above the average price for the Lisburn area (£69 905 and £88 859). In contrast the apartment sector is currently less well developed in this postal code area with relatively little market evidence. In spite of this lack of evidence it is our opinion that a high density scheme with a balance between townhouse/terraced houses and apartments would be appropriate on this site.

Site 19 - Land off Moira Road, Lisburn A narrow elongated site with restricted frontage may place limitations on the nature of any proposed scheme. On the opposite side of the Moira Road, the principal property type is terraced property on a Housing Executive estate, whereas the property types adjacent to the site are more mixed and include a variety of styles terraced houses, detached property and bungalows.

In terms of market characteristics the dominant property types in this postal code area (BT281) are terraced houses followed by semi-detached houses. Price levels on average are below those for Northern Ireland and considerably below those for the Lisburn area. In the case of terraced houses the average price for BT281 is £57 574 compared with an average price of £70 707 for Northern Ireland and £69 905 for Lisburn. Likewise the average price for semi-detached houses at £78 369 lags that for Northern Ireland £86 785 and for the Lisburn market £85 859.

Given the market characteristics and physical nature of the site a high density development predominately in the townhouse/terraced sector with some semi-detached houses is most likely to work. The properties should be priced at an affordable level to appeal to the first-time buyer and lower income purchasers living in this part of Lisburn.

Site 20 - Land off Hillsborough Old Road This site is likely to be subject to physical discounting due to contamination, possible access issues that may impact upon the frontage to Hillsborough Old Road and the adjoining low quality uses. The site poses many challenges from a design perspective.

From a market perspective the site is also within postal code area BT281 which as noted in the case of site 19 is characterised by properties with below average values. In terms of what the market would take, it is likely that a solution may be based upon semi-detached houses on the frontage of the site with higher density townhouses/terraced properties to the rear. Again these properties should be priced at an affordable level and including the first-time buyer market.


4. Site Layouts

A design-led analysis of the case study sites has been undertaken. This has informed the production of residential layouts. The site context plans, proformas and layouts are provided overleaf.


Belfast Urban Capacity Study

site assessment Site Reference Rear of 11-71 Dufferin Avenue, BANGOR 01 Gross Site Area 0.39 ha Estimated no.

of Landowners 1

Current Land Use Currently used as a surface car park accessed off Dufferin Avenue. No structures or pay kiosks as free parking.

The triangular site is surrounded by residential units which back onto the site.

Landscape and Topography

Site slopes from south-west corner to north-east access point.

Some lighting and landscaped areas internally de-marking parking areas.

Visual Prominence The site surrounded by relatively tight, predominantly terraced housing therefore views of the site from the surrounding streets is minimal.

Views out of the site include the bus/railway station to the east and a church spire in the distance to the north-east.

Some overlooking from rear facades on the higher part of the site in the south-west corner.

Environmental Constraints

There appear to be no overriding environmental constraints.

Relationship to Existing Settlement

Backland area within an established residential sector of Bangor close to the town centre.

Access to Local Facilities

Town centre shops and facilities are within easy walking distance.

Public Transport Links

Walking distance to the combined bus/railway station.

Local bus routes on main roads close-by.

Vehicular Access Vehicles would access the site from an existing point along Dufferin Avenue.

An additional access for pedestrian only is available in the south-west corner.

Summary A triangular site with two tight corners restricting usability somewhat. The slope across the site is significant but not detrimental to residential use. Parking could be incorporated into a landscaped open space or usefully placed in the tight corners. The opportunity for a pedestrian route across the site exists. The surrounding density and proximity to the station make it suitable for higher density development.

h:\projects\ea-210\07655 belfast\docs\07655 belfast uc - site assessments - august 2003.doc


Existing site 1

11-71 Dufferin Avenue, Bangor

Potential overlooking

Pedestrian access

View to bus station

View to church spire

Tight corner

Top of slope

Not to scale 07655-L01.p65


Site Proposal 11-71 Dufferin Avenue, Bangor 1

SITE AREA APPROX. 0.39Ha

Proposal 20 no. terraced and semi-detached dwellings based around an internal green with 15 parking spaces (0.75 per unit)

Access Issues Single point of vehicular access only, additional pedestrian only link Site Assembly Single owner Environmental Constraints No overriding constraints Community Benefits New housing, re-use of under utilized sites Estimated Timescale Immediate NET HOUSING GAIN 20 Average Density 51 dph


site assessment Site Reference Land at Laird House, GLENLUCE 02 Gross Site Area 1.2 ha Estimated no.

of Landowners 1

Current Land Use Previously developed land used for the Laird House retirement home (now demolished).


The western section of the site slopes steeply to Holywood Road and is separated from the main site by a tree belt.

Knocknagoney Park adjoins the site to the north.

Visual Prominence The western part of the site is visible from Holywood Road however the tree belt across the centre of the site hides the eastern part of the site from view.

Views from adjoining development along existing roads.

The site has good views out to hills in the distance.


The central tree belt is well established and therefore is a major constraint.

The slope to the west is too steep and too close to Holywood Road to develop. Development should only go as far east as the rear gardens of the adjoining properties.


The land will complete the existing residential estate.

Maximising the interface with Knocknagoney Park should be a priority.


No shops or facilities in walking distance.


Bus route on main road through the existing estate.

Vehicular Access The main access to the site is at the south-eastern corner.

Possible secondary or pedestrian only access is possible via the western most cul-de-sac.

Summary One-third of the site has significant constraints including slope and existing trees and is un-developable for building use.

The eastern part of the site has good access and potentially a strong relationship with the adjoining park.



Existing site 2

Laird House, Glenluce

Potential access

Blank facade

Park

View to hills

Trees

Demolished old peoples home

Extremely steep - no development here



Site Proposal Laird House, Glenluce 2

SITE AREA APPROX. 1.2Ha (Approx. 0.97Ha net developable area)

Proposal 34 no. mixed dwelling types with 51 parking spaces maximising the developable area of the site (1.5 parking spaces per unit)

Access Issues Single point of vehicular access with potential link to existing cul-de-sac subject to land ownership

Site Assembly Second access point subject to acquisition of garden Environmental Constraints Central tree belt as boundary to development. Steep slope to west viewed

as undevelopable Community Benefits New housing and additional population to support services Estimated Timescale Immediate NET HOUSING GAIN 34 Average Density 28 dph (35 dph net)


site assessment Site Reference Forster Green Hospital, 03 Gross Site Area 6.37Ha Estimated no.

of Landowners 1

Current Land Use Large site dominated by use as a hospital.

Other uses are on the site including a school, tennis courts, car parking, parkland and a grazing field.


Hillside site with slope upwards towards the south-east. Present development forms plateau’s resulting in some steeper sections.

Significant amount of trees on site

There is also a significant open space area to the south and east.

Visual Prominence Views out to hills and over the city to the north-west.

Adjoining retail park is made up of low buildings which do not block views in or out.

The site is visible from across the city however the significant number of trees breaks the mass of the site.


It is not anticipated that any of the hospital uses pose environmental constraints.

The slope and trees pose the largest constraints.


This large site forms a break between two residential areas to the southeast of Upper Knockbreda Road.

The site is also opposite the district shopping centre and retail park.

Significant open space serving the wider area adjoins the site.


Significant facilities are across Upper Knockbreda Road.


Upper Knockbreda Road has bus services.

Vehicular Access No access is available directly from Upper Knockbreda Road however a spur to the west of the site at the junction with Saintfield Road forms one access point. The main access is available off Glencregagh Road.

Summary This is a large and prominent site located at a key junction next to significant open space.

Maintaining the extensive tree planting and responding to the steep landform will form a distinctive and potentially highly sought after residential environment.



Existing site 3

Forster Green Hospital

Open field

Open space

Potential accessSlope up

Trees

Single storey retail units

Significant but unlisted buildings

Views to hills



Site Proposal Forster Green Hospital 3


Proposal 157 no. mixed dwelling types with 235 parking spaces responding to mature tree setting and steep slopes

Access Issues Two existing vehicular access points Site Assembly Single owner Environmental Constraints Existing trees and steep slopes Community Benefits New housing and access to new extensive open space formerly part of the

hospital grounds Estimated Timescale Short term once the hospital uses are moved NET HOUSING GAIN 157 Average Density 14 dph (35 dph net)


site assessment Site Reference Site off Donegal Road, SOUTH BELFAST 04 Gross Site Area 0.32 ha Estimated no.

of Landowners 1

Current Land Use Vacant commercial unit (damaged by fire) rear store buildings and car park.


Slight slope to the north.

No trees or vegetation and surrounded by residential properties with little or no rear gardens as buffers.

Visual Prominence Access point to Donegal Road visually prominent. Internal area only glimpsed through exiting alleyways.

Overlooking from surrounding rear façades.




Large backlands site in a mixed area combining residential, commercial, church and factory uses.


Shops along Donegal Road, factories along Empire street and churches in walking distance.


Bus service along Donegal Road.

Vehicular Access One point of access from busy Donegal Road. Four points of potential pedestrian access in each corner of the block via existing alleyways.

Summary Frontage onto Donegal Street could support mixed use units.

Residential development in the backlands area would need to respect the proximity of the exiting rear facades and potentially link the existing pedestrian access points.



Existing site 4

Donegal Road, South Belfast

Pedestrian access

Pedestrian access

Pedestrian access

Pedestrian access

Derelict Building

Narrow gardens




Site Proposal Donegal Road, South Belfast 4


Proposal 22 no. 2/2½ storey houses with apartments completing the perimeter block and accessing the central space with 22 parking spaces (1 per unit)

Access Issues Single point of entry only for vehicles, multiple pedestrian access points Site Assembly Single owner Environmental Constraints Noise from main street only Community Benefits Removal of derelict buildings Estimated Timescale Immediate NET HOUSING GAIN 22 Average Density 67 dph


site assessment Site Reference The Menagerie, off University Street

SOUTH BELFAST 05 Gross Site Area 0.34 ha Estimated no.

of Landowners 1

Current Land Use Bar / club with warehouse and storage. Associated car parking area.


Relatively flat site to rear of properties along University Street.

Poor quality environment including unkept car parking area with no vegetation sunk slightly below the level of University Street.

Visual Prominence Access forms break in terrace on University Street. Surrounded by wall to rear near Belmore Road.




Access and frontage to University Street. Potential to complete development around Essex Street.


Shops, surgery, health centre, church etc close-by on University street.


Walking distance to bus stops.

Vehicular Access Potential access from University Street but more important to complete the built form onto the street. Preferred access from Belmore Street via Essex Street.

Summary Run down backlands area close to main routes. Exiting on-site buildings of poor quality and can be removed.

Drop in levels from University Street to site could cause rear overlooking problems.

Good access from rear to maximise the use of the frontage onto University Street.



Existing site 5

The Menagerie, off University Street, South Belfast

Small gardens overlooking

Preferred access

Existing building removed

Potential access

Change in levels



Site Proposal The Menagerie, South Belfast 5

SITE AREA APPROX. 0.34 Ha

Proposal 27 no. 2/3 storey terraced town houses and apartments, complete University Street façade and maximise development to rear. Mixed on street parking and undercroft for 27 cars.

Access Issues Main vehicular access via Essex Street Site Assembly Single ownership Environmental Constraints No overriding environmental constraints Community Benefits Removal of semi-derelict buildings Estimated Timescale Immediate NET HOUSING GAIN 27 Average Density 79 dph


site assessment Site Reference Junction on Lisburn Road at Malone Ave,

SOUTH BELFAST 06 Gross Site Area 0.08 ha Estimated no.

of Landowners 1

Current Land Use Former petrol station site now vacant with all buildings demolished.


Flat site very exposed on corner of Lisburn Road and Malone Avenue.

Visual Prominence Highly visible site in important corner position on junction. Lisburn Road façade potentially most visible.

Some overlooking on side facades of adjoining properties.


Assumed the petrol station removal is complete with no constraints remaining.


Potential for a special building on a prominent corner site. Mainly residential on adjoining streets off Lisburn Road but more diversity apparent on the main route itself.


Lisburn Road has a range of facilities.


Lisburn Road has access to bus services.

Vehicular Access Lisburn Road access is constrained by the adjoining access point to rear garages to the south-west.

Preferred access from Malone Road adjacent to no.150.

Summary Potential to create an interesting corner building in a prominent position along Lisburn Road.

Excellent position with good links to facilities and public transport.



Existing site 6

Lisburn Road at Malone Ave, South Belfast

Exposed corner position

Window in gable

Access to garages

Side windows to consider

Busy and vibrant main road

Previously used as petrol station

Secondary street



Site Proposal Lisburn Road, South Belfast 6


Proposal 6 no. apartments in a 3 storey building respecting existing building lines Access Issues Access off Malone Avenue to parking for 6 vehicles Site Assembly Single owner Environmental Constraints Former Petrol Station, may require further investigations Community Benefits New landmark corner building, increased activity Estimated Timescale Immediate NET HOUSING GAIN 6 Average Density 75 dph


site assessment Site Reference Builders Yard, Elgin Street. SOUTH

BELFAST 07 Gross Site Area 0.17 ha Estimated no.

of Landowners 1

Current Land Use Builders yard.


Relatively flat with tall wall surrounding the site.

Little or no rear gardens to properties on Delhi Street and Candahar Street.

Similar rear areas in adjoining blocks.

Visual Prominence Potential main façade onto Elgin Street.

Little visual prominence from other surrounding streets due to tightness of grid.




Surrounded by formal perimeter block layout of housing. Primary facades onto east / west streets with infill onto north / south streets.


Little mixture of use in the area. Facilities quite a distance by foot.


Nearest bus facilities short distance away.

Vehicular Access Good access off Elgin Street. Potential tight access off Chandahar Street, most likely to be used as pedestrian only.

Summary Combined backland and partial perimeter block site in regular gridded street layout.

Flat site and good access.



Existing site 7

Builders Yard, Elgin Street, South Belfast

Pedestrian through-route

Potential access

Perimeter block

Small gardens

Potential facade

Flat site enclosed by wall to west



Site Proposal Elgin Street, South Belfast 7


Proposal 10 no. terraced and semi-detached 2 storey houses completing Elgin Street and forming a courtyard to the rear with 8 parking spaces

Access Issues Single point vehicular access to rear courtyard with pedestrian link to Candahar Street

Site Assembly Single owner Environmental Constraints Former builders yard but no anticipated environmental hazards Community Benefits Completion of residential character Estimated Timescale Immediate NET HOUSING GAIN 10 Average Density 58 dph


site assessment Site Reference City centre site, Donegall Street.

CENTRAL BELFAST 08 Gross Site Area 0.40 ha Estimated no.

of Landowners 1

Current Land Use Large city centre periphery surface car park.


Relatively flat site with little or no vegetation.

Visual Prominence Highly visible site on major junction of Carrick Hill and Donegal Street.

Existing façade onto Donegal Street retained and not part of site.

Secondary façade potential onto Little Donegal Street.


Busy road junction adjoining site with noise and air pollution considerations.


End piece to mixed use Donegal Street and potential to complete façade onto Carrick Hill.


Busy junction provides significant barrier to pedestrian movement south and west. Good range of accessible facilities on Donegal Street.


Number of bus routes close-by.

Vehicular Access Access only viable for vehicles from Little Donegal Street. Possible pedestrian access from Donegal Street and onto Carrick Hill.

Summary Key landmark corner site on major road junction at the edge of the town centre.

Possibility of up to 4 storey development to blend with surroundings

Potential for mixed use ground floor, possibly incorporating car parking.

Other similar sites close-by.



Existing site

Donegall Street, Belfast City Centre 8

Views to church

Busy junction

New flats

Possible mixed use on ground floor

4 storey

Mixed-use street

faca

de



Site Proposal Donegall Street, Belfast City Centre 8

SITE AREA APPROX.0.40Ha

Proposal 64 no. mixed 4/5 storey apartments with underground parking for 32 cars Access Issues Vehicular access off Little Donegal Street. Site Assembly Single owner Environmental Constraints Noise and pollution from traffic on Carrick Hill Road Community Benefits Gateway feature and additional retail Estimated Timescale Immediate NET HOUSING GAIN 64 Average Density 160 dph


site assessment Site Reference Rogers Quay, Marine Highway.

CARRICKFERGUS 09 Gross Site Area 1.08 ha Estimated no.

of Landowners 1

Current Land Use Unused vacant land next to Carrickfergus Harbour.


Flat site with no vegetation.

Visual Prominence Highly visible from the surrounding coastal area.

Excellent views out from the site to the hills in the distance, church spire in the town and the castle across the harbour.




Slightly divorced from the main old town by the new Co-op building and car park.

The site forms the end-piece to other Marina-side residential developments close-by.


Walking distance to town centre over busy roads. Adjacent to supermarket.


Walking distance to main road and bus routes.

Vehicular Access Good access via Rodgers Quay to existing access road at the north of the site.

Potential for pedestrian access points onto Alexandra pier.

Summary Prime site for residential development in key location.

Highly visible and potential for excellent views out.



Existing site

Rogers Quay, Marine Highway, Carrickfergus 9

Views to distant hills

co-op

Views to church spire

Views to castle

built

Marina

Harbour

Club house

other potential site

flat site

access



Site Proposal Rogers Quay, Carrickfergus 9


Proposal 86 no. 2/3/4 storey apartments with underground parking for 86 (1 per unit)

Access Issues Access off existing side street from Roger’s Quay, pedestrian access onto Alexandra Pier

Site Assembly Single owner Environmental Constraints Conservation Area to north east of the site Community Benefits Completed marina development Estimated Timescale Medium to long term NET HOUSING GAIN 86 Average Density 90 dph


site assessment Site Reference 18-28 Irish Quarter Street,

CARRICKFERGUS 10 Gross Site Area 0.1 ha Estimated no.

of Landowners 1

Current Land Use Vacant land and some derelict former residential buildings.


Slight slope to south.

No trees or vegetation.

Visual Prominence Visible from end of Nelson Street but not overly prominent.

Some overlooking from south of site from existing funeral parlour.




Potential to complete the façade onto Irish Quarter West.


Walking distance to town centre and facilities.


Walking distance to train station and bus stops.

Vehicular Access Good access from Irish Quarter West.

Summary Small infill site in residential area close to town centre.



Existing site

18-28 Irish Quarter Street, Carrickfergus 10

Train walking distance

Empty site opposite

New development

Main shopping street

Conservation areaFuneral parlour adjoining site

co-op



Site Proposal Irish Quarter Street, Carrickfergus 10


Proposal 10 no. apartments in a 2/3 storey block with 10 parking spaces to rear Access Issues Access off Irish Quarter West. 4 parking spaces (1 per dwelling) Site Assembly Single owner Environmental Constraints Demolition of derelict houses Community Benefits Improved street frontage and added activity Estimated Timescale Immediate NET HOUSING GAIN 10 Average Density 100 dph


site assessment Site Reference Monkstown Avenue, WHITEABBEY 11 Gross Site Area 0.55 ha Estimated no.

of Landowners 1

Current Land Use Vacant land.


Relatively flat vacant corner site at junction of Monkstown Avenue and Glenville Road.

Visual Prominence On the edge of the residential area with good views to the hills to the west.

Poor views to the north blighted by factory. Possible new industrial development may block this to some extent.




Edge of town site. Boundary with Industrial area.


No facilities in walking distance.


No public transport in walking distance.

Vehicular Access Good vehicular access from Glenville Road.

Summary Some new housing being built close-by.

Corner piece to residential / industrial interface.



Existing site

Monkstown Avenue, Whiteabbey 11

Dead-end

New

hou

sing

New

hou

sing

Main road

Industrial

View to hills

Masonic Hall



Site Proposal Monkstown Ave, Whiteabbey 11


Proposal 23 no. terraced and semi-detached houses with 35 parking spaces (1.5 per unit)

Access Issues Access off Glenville Road. Site Assembly Single owner Environmental Constraints Adjoining industrial estate Community Benefits Completed corner to the settlement Estimated Timescale Immediate NET HOUSING GAIN 23 Average Density 38 dph


site assessment Site Reference Land adjacent to Glengormley High

School, GLENGORMLEY 12 Gross Site Area 3.12Ha Estimated no.

of Landowners 1

Current Land Use Vacant land.


Slight slope upwards from south-west corner.

Grassed area with some bushes and scrub around the edge.

Visual Prominence Visible from adjoining shopping centre car park as well as school.




Divorced from surrounding residential areas by shopping centre and link to school fields.


Adjoining shopping centre is the only facilities locally.


Bus route on Ballyclare Road.

Vehicular Access Poor vehicular access via existing shopping centre access road or via adjoining residential area with the constraint of crossing the access between the school and the playing fields.

Summary Large but poorly accessible site close to school and local shopping centre.



Existing site 12

Land adjacent to Glengormley High School, Glengormley

Link to school fields

Visible from shopping car park

Slight slope up from SW corner

Poor potential access

Poor potential access

Potential redevelopment of shopping centre


Noise from school



Site Proposal Land at Glengormley

12


Proposal 93 no. mixed houses and apartments with open space in the form of a green and 140 parking spaces (1.5 per unit)

Access Issues Access dependent on using shopping centre access road or crossing the link between the school and school fields.

Site Assembly Single owner Environmental Constraints Loss of green space Community Benefits Increased population to support local services Estimated Timescale Short to medium term NET HOUSING GAIN 93 Average Density 30 dph


site assessment Site Reference Land between Antrim Road and Whitewell

Road. 13 Gross Site Area 6.42Ha Estimated no.

of Landowners 1

Current Land Use Hillside site currently overgrown with small trees and scrub.


Steep hillside site with slope rising from the south.

Lots of vegetation including smaller trees and scrub.

Visual Prominence Good views to the north up the hill to the summit aswell as across the valley to the south.

Some possible glimpses from the Antrim Road along the north side of the site.


Steep slope and heavy vegetation.


Hillside residential development existing to the east forming streets along the slope. Potential to extend these into the site.


New local shops developed to the south of the site along Whitewell Road with church being redeveloped and school close-by.


Bus route along Whitewell Road.

Vehicular Access No access from Antrim Road due to level difference.

Potential access only by extension of three existing streets to the east.

Possibility to link to path to the west.

Summary Large hillside site with the potential to consolidate and existing residential area.

Access via existing streets is somewhat hindering and the significant slope will limit the potential development.



Existing site 13

Land between Antrim Road and Whitewell Road

Already developed

Existing footpath

Very steep slopes

No access of this road

Existing new retail units

Access points

Existing school



Site Proposal Land at Antrim Road

13


Proposal 106 no. semi-detached, terraced houses and apartments maximising the use of a steeply sloped site with 159 parking spaces in courts and squares

Access Issues Access is taken off an existing residential road requiring acquisition of gardens. Access to the upper part of the site is not possible due to gradient of slope and lack of access via Pineview Road

Site Assembly Single owner Environmental Constraints Loss of green space Community Benefits Increased population to support services Estimated Timescale NET HOUSING GAIN 106 Average Density 17 dph (33 dph net)


site assessment Site Reference 233-263 Shore, NORTH BELFAST 14 Gross Site Area 1.07 ha Estimated no.

of Landowners 1

Current Land Use Storage yard.


Flat site with no vegetation.

Visual Prominence Some frontage onto Shore. Visible also from the rear on the M2 motorway sliproad.


Close proximity to the M2 motorway to the east with potential noise and air pollution issues. Shore is also a relatively busy main road.


Slightly disjointed residential area with medium sized Safeway supermarket to the south of the site.


Poor local facilities except for the Safeway store.


Bus routes along Shore.

Vehicular Access Access off Shore slightly constrained by junction opposite.

No access to rear but potential to extend Oakmount Drive to form access.

Summary Constrained site in disjointed area. Poor environment for residential development.



Existing site

233-263 Shore Road, North Belfast 14

Print shop

Access

Safeway

M2 M

otorway

Railw

ay line

High back wall

Pedestrian access?

Fence

Flat site used for storageFron

tage



Site Proposal Shore Road, North Belfast 14


Proposal 35 no. terraced and semi-detached dwellings with apartments and associated open space incorporating 35 parking spaces

Access Issues Access off Oakmount Drive. Rear parking . Site Assembly Single owner Environmental Constraints Possible previous uses to be investigated Community Benefits Increased residential population to support local facilities Estimated Timescale Immediate NET HOUSING GAIN 35 Average Density 33 dph


site assessment Site Reference Land off Shaws Road, WEST BELFAST 15 Gross Site Area 0.15 ha Estimated no.

of Landowners 1

Current Land Use Informal car park and temporary taxi rank.


Mild slope from south east up Shaws Road.

No trees or vegetation.

Visual Prominence Highly visible on Shaws Road and from the flats opposite.


There appear to be no overriding environmental constraints other than noise from the adjoining shops and club house.


Main residential area is across Shaws Road. Development on the south encloses Shaws Road.


Shop poor quality shops in the adjoining block including a Mace store directly next to the site to the north east.

Playing fields to south-west.


Bus route on Shaws Road.

Vehicular Access Good access from Shaws Road.

Summary Small infill site on main road in poor quality environment next to local centre.



Existing site 15

Land off Shaws Road, West Belfast

Existing retail

Link to playing fields

Slope up hill

Taxi rank removed

Blank facade

View from flats

Pedestrian crossing



Site Proposal Shaws Road, West Belfast 15


Proposal 13 no. apartments in a 2/3 storey block completing the Shaw Road façade with 13 parking spaces to the rear

Access Issues Single vehicular access off Shaws Road Site Assembly Single ownership Environmental Constraints Noise form adjoining shops and road only Community Benefits Integration of shops into the street Estimated Timescale Short term NET HOUSING GAIN 13 Average Density 87 dph


site assessment Site Reference Land at Suffolk Road, WEST BELFAST 16 Gross Site Area 2.62 ha Estimated no.

of Landowners 1

Current Land Use Mixed vacant land and large store / business.


Slight slope from south east up to north west.

Grassed area to rear with no trees.

Visual Prominence Large façade onto Suffolk Road.

Views to hills in distance.




Large site with potential to complete surrounding residential area.


No local facilities close by.


Bus route on Suffolk Street.

Vehicular Access Existing access road off Suffolk Street.

Summary Large site with buildings to be demolished.

Potential to link to adjoining pitches to valley and walks to the south west.



Existing site 16

Land at Suffolk Road, West Belfast

Pedestrian access to pitches

View to hills

Back gardens

Slight slope up

Existing access

Buildings to be demolished

Connection to river and valley Potential

overlooking

Relatively flat



Site Proposal Land at Suffolk Road, West Belfast 16


Proposal 112 no. semi-detached, terraced houses and apartments, mixed garage and courtyard parking for 168 cars (1.5 spaces per unit)

Access Issues Good access off Suffolk Road Site Assembly Single owner Environmental Constraints No constraints Community Benefits Completion of residential area and improved open space Estimated Timescale Short term NET HOUSING GAIN 112 Average Density 43 dph


site assessment Site Reference Land off Upper Dunmurry Lane 17 Gross Site Area 2.6Ha Estimated no.

of Landowners 1

Current Land Use Vacant land predominantly with some small residential uses.


Small water feature running through site with associated tree belt splits site in two. Slope from north west to south east.

Visual Prominence Visible from Upper Dunmurry Lane and Stewartstown Road.


Water feature.


Strongest relation to Upper Dunmurry Lane.


Slightly run down district shopping centre next to site including library etc.


On main road.

Vehicular Access Potential access off both Upper Dunmurry Lane and Stewartstown Road.

Summary Two part site with most desirable land off Upper Dunmurry Lane.



Existing site 17

Land off Upper Dunmurry Lane

Potential access

Potential access

Water feature and trees

Shopping and local facilities

Slight slope up

Larger semi’s & detatched

Back gardens



Site Proposal Land at Upper Dunmurry Lane 17


Proposal 89 no. detached, semi-detached and terraced houses with 134 parking spaces (1.5 per unit) provided in a mix of curtillage and parking courts and open space around the watercourse

Access Issues Two access points from east and west due to watercourse splitting the site Site Assembly Multiple ownerships Environmental Constraints Watercourse crosses the site Community Benefits Completion of the residential area and increased population to support

facilities Estimated Timescale Short term NET HOUSING GAIN 89 Average Density 34 dph


site assessment Site Reference Land off Seymour Street, LISBURN 18 Gross Site Area 0.56 ha Estimated no.

of Landowners 1

Current Land Use Warehouses and storage.


Slope up from south east to Seymour Street.

No vegetation or trees.

Visual Prominence Main façade onto Seymour Street.




Seymour Street main road into Lisburn town centre.


School closeby and long walk to town centre.


On Seymour Street.

Vehicular Access From Seymour Street only. Access to school must not be compromised.

Summary Main façade onto main route into Lisburn with substantial sloped backland area.



Existing site 18

Land off Seymour Street, Lisburn

Potential access

Car park

To town centre

Views to south over housing to hills

Primary school



Site Proposal Land off Seymour Street, Lisburn 18


Proposal 45 no. apartments utilising difficult backland site with courtyard parking for 45 cars and integrated open space

Access Issues Existing access to school could be utilised without detrimental effect Site Assembly Single owner Environmental Constraints No overriding constraints Community Benefits New housing, active surveillance of route to school Estimated Timescale Immediate NET HOUSING GAIN 45 Average Density 80 dph


site assessment Site Reference Land off Moira Road, LISBURN. 19 Gross Site Area 0.26Ha Estimated no.

of Landowners 1

Current Land Use Disused storage and small local petrol station.


Slight slope down to river to south.

Some trees and bushes next to river.

Visual Prominence Small façade onto main Moira Road.


Former petrol station.


Tight plot off main road next to river.


School close by and some limited local facilities.


On Moira Road.

Vehicular Access Off Moira Road.

Summary Small tight site next to main road with river to rear.



Existing site 19

Land off Moira Road, Lisburn

Frontage onto main street

Connection to riverSlight slope

to river

Side elevation with window

Former petrol station



Site Proposal Land off Moira Road, Lisburn 19


Proposal 9 no. houses & apartments with 14 parking spaces maximising the use of a long thin site with access to the River Lagan

Access Issues Single vehicular access Site Assembly Single owner Environmental Constraints Former petrol station could require some remediation Community Benefits New housing and access to the river Estimated Timescale Short-term after removal of petrol pumps NET HOUSING GAIN 9 Average Density 35 dph


site assessment Site Reference Land off Hillsborough Road, LISBURN 20 Gross Site Area 0.68 ha Estimated no.

of Landowners 1

Current Land Use Mixed vacant land and works uses.


Steep slope from south to north west and north east.

Large AONB adjoining site to west.

Some significant trees in western part of site and next to the river.

Visual Prominence High land off Hillsborough Old Road visible from town centre across valley and vice versa.


Possible contamination from works uses.


Scattered development along Hillsborough Old Road with infill sites to rear next to river.


Few facilities close by but some light industrial units opposite.


On Hillsborough Old Road.

Vehicular Access Potentially two points off Hillsborough Old Road with a pedestrian only access to the far north east of the site.

Summary Backlands site in more rural area next to river on steeply sloping land.



Existing site 20

Land off Hillsborough Road, Lisburn

Bungalow

Top of hill

Large AONB

Views across valley

River

Top of slope

Overlooking

Pedestrian access

Existing sheds



Site Proposal Hillsborough Road, Lisburn 20


Proposal 25 no. mixed dwelling types effectively on two sites with 51 parking spaces (1.5 per unit)

Access Issues Two vehicular accesses off Hillsborough Old Road serving separate parts of the site.

Site Assembly Possibly multiple ownerships Environmental Constraints Possible contamination from works uses to be investigated. Views to and

from Lagan Valley Regional Park. Community Benefits New housing and access to the River Lagan Estimated Timescale Short term after removal of works units and any remediation NET HOUSING GAIN 25 Average Density 37 dph

5. Assessment of Housing Output

A total of 343 sites have assessed for their housing capacity. This has resulted in a figure for the urban capacity of the BMUA. The spreadsheet used to arrive at this figure is contained overleaf.


Site No. District Site Address Gross Site Area (ha)

Design Template

Template Density UCA Density

Units at Template Density

Units at UCA Density Market Potential

South EP2/173 South Belfast 35 Upper Lisburn Road 0.2 19 31 45 6 9 high EP2/174 South Belfast Ravenhill Rugby Ground 3.49 3 35 net 40 122 140 mid/high EP2/175 South Belfast 7-16 Upper Crescent 0.15 n/a 200 estimate 50 30 8 high EP2/176 South Belfast Crn 49-67 Fitzroy Ave/Dudley Street 0.1 5 79 55 8 6 mid/high EP2/177 South Belfast Coolmore St, Donegal Road 0.16 4 67 55 11 9 low/mid EP2/178 South Belfast Land to rear Devenish Complex, Finaghy Rd North 1.17 6 75 45 89 53 high EP2/179 South Belfast McKinney House, Adj to Musgrave Park Court 0.9 6 75 45 67 41 high EP2/180 South Belfast 157, 159, 163, 171, 173 Lisburn Road 0.12 4 67 45 8 5 mid/high EP2/181 South Belfast 102 Malone Road 0.32 5 79 35 25 11 high EP2/182 South Belfast Shane Park. Off Stockmans Lane 6.33 4 67 45 424 285 high EP50/47 South Belfast 4-4d Locksley Drive, Upper Lisburn Road 0.16 6 75 45 12 7 mid/high EP50/48 South Belfast HJ Martin Junc of Ormeau Rd and University Ave 0.35 4 67 50 23 18 mid/high EP50/49 South Belfast Land rear of 2-12 Artana Street 0.05 4 67 45 3 2 low/mid Template 4 South Belfast Donegal Road 0.32 4 67 45 22 14 low/mid Template 5 South Belfast The Menagerie 0.34 5 79 45 27 15 mid/high Template 6 South Belfast Lisburn Road, at Malone Ave 0.08 6 75 50 6 4 mid/high Template 7 South Belfast Elgin Street 0.17 7 58 50 10 9 mid

13.5 893 636 East EP2/158 East Belfast Somme Lands, Circular Road 2.89 3 35 net 40 101 116 high EP2/159 East Belfast Old Holywood Rd/Finchly Gardens 0.31 3 35 net 40 11 12 high EP2/160 East Belfast Hampton Pk, Ormeau Rd 3.92 2 35 net 40 137 157 high EP2/161 East Belfast Site near Euston St, Castlereagh Rd, Euston Parade and Ardgowan St 0.83 7 58 40 48 33 low EP2/162 East Belfast Land at Castlehill Manor, Upper Newtonards Road 2.25 2 35 net 40 79 90 high EP2/163 East Belfast Adj to 123 Connsbrook Ave Holywood Rd 0.16 7 58 45 9 7 low EP2/164 East Belfast Disused playground, Park Ave, Adj to Sydenham Primary School 0.31 7 58 45 18 14 mid EP2/165 East Belfast Station St/Bridge End corner, Albertbridge Rd 0.47 8 160 70 75 33 mid EP2/166 East Belfast McArthur Court, Off Island St, Sydnaham 0.21 7 58 55 12 12 mid EP2/167 East Belfast Ballymacarrett Leisure Centre, Surrounding vacant land, Severn St 0.96 1 51 50 49 48 low/mid EP2/168 East Belfast Frontage of Maple Leaf Club, Park Ave, Holywood Road 0.33 7 58 45 19 15 low EP2/169 East Belfast 93-165 Madrid Street, Short Strand 0.31 7 58 55 18 17 low EP2/170 East Belfast Land adj. to 9 Mountpottinger Road, Short Strand 0.1 6 75 55 7 6 low EP3/049 East Belfast 484 Upper Newtonards Road 0.12 6 75 40 9 5 mid EP3/051 East Belfast Ormeau Embankment, East Belfast 1.15 5 79 55 91 63 mid EP3/052 East Belfast 175 Cregagh Road, East Belfast 0.51 5 79 40 40 20 mid/high EP3/053 East Belfast 29 Ravenhill Road, East Belfast 0.78 4 67 55 52 43 high EP3/054 East Belfast Lands to the rear of Co-op funeral services, Ravenhill Road 0.1 5 79 50 8 5 mid/high EP3/055 East Belfast 1-4 Dundela Avenue 0.22 7 58 40 13 9 mid EP3/056 East Belfast 16-30 and 78-84 The Mount 0.37 7 58 55 21 20 mid EP3/057 East Belfast Corner of Cherryvalley/Knock Road Junction 0.44 2 35 30 15 13 high EP50/42 East Belfast Land at 15 Finchley Vale 0.65 2 35 net 50 23 32 mid/high EP50/43 East Belfast Rear of Nettlehill PS Cherryville Street 0.12 7 58 50 7 6 low/mid EP50/44 East Belfast Stothers Ltd Sunwich Street 0.23 7 58 50 13 12 low EP50/45 East Belfast 51-57 Ravenhill Road 0.14 7 58 55 8 8 low/mid EP50/46 East Belfast 79-81 Ladas Drive 0.17 7 58 50 10 9 mid Template 2 East Belfast Laird House, Glenluce 1.2 2 28 30 34 36 mid

19.25 927 841 West EP2/183 West Belfast Lands to rear Westrock Gdns and Westrock Sq, Whiterock Rd 0.6 13 33 net 40 20 24 low/mid EP2/184 West Belfast 39 Whiterock Rd 0.32 17 34 40 11 13 mid EP2/185 West Belfast Site rear of Forfar St, Canendish Court, Springfield Court 0.76 16 43 50 33 38 mid EP2/186 West Belfast Springfield Ave/Iris Close 0.19 4 67 50 13 10 mid EP2/187 West Belfast End of Distillery St, Beside Westlink 0.28 15 87 55 24 15 low EP2/188 West Belfast End of Roden St and Mulhouse Rd 0.12 15 87 55 10 7 low EP2/189 West Belfast Land beside 8 Abbydale Pk 0.14 15 87 40 12 6 mid/high EP2/190 West Belfast 102 Percy St corner with Beverley St 0.11 15 87 50 10 6 low/mid EP2/191 West Belfast Cupar Way/Ashnore St/Ashmore Pl/Canmore Close 0.53 17 34 50 18 27 mid EP2/192 West Belfast Corner Dayton St/Townsend st, near Shankill Rd 0.15 15 87 50 13 8 low EP2/193 West Belfast Land fronting Crumlin Rd nos 238-266 btw McCandless St/Geoffrey St 0.19 15 87 50 17 10 low/mid EP2/194 West Belfast Green Brier near Glen Rd/Shaws Rd junction 3.59 17 34 30 122 108 mid/high EP2/195 West Belfast Rear of Mace, Andersontown Rd 0.45 7 58 40 26 18 mid EP2/196 West Belfast 3-7 Suffolk Rd 0.1 7 58 40 6 4 mid/high EP2/197 West Belfast opp Homefit on Suffolk Rd 0.28 19 35 40 10 11 mid EP2/198 West Belfast Corner of Trenchard and Black Rd 0.1 7 58 40 6 4 mid EP2/199 West Belfast Lands adj to St Aidans School, Whiterock Road 0.56 16 43 40 24 22 mid/high EP2/200 West Belfast Lands adj to McErleans Bakery, Norfolk Grove, Glen Rd 0.24 17 34 40 8 10 mid/high EP3/040 West Belfast Lands Adjacent to Ballygomartin Industrial Estate 1.03 17 34 30 35 31 mid EP3/041 West Belfast Springfield Road/Springfield Park (No.s 607-617) 0.246 15 87 30 21 7 mid EP3/042 West Belfast St Galls Site, Cupar Way 0.82 16 43 50 35 41 mid EP3/043 West Belfast Third Street/Cupar Way 0.94 16 43 50 40 47 mid EP3/044 West Belfast Lawnbrook Ave/Square 0.68 7 58 50 39 34 mid/high EP3/045 West Belfast Police Station on Springfield Road, No. 32 0.18 15 87 50 16 9 mid/high EP3/046 West Belfast Colinpark Street, Colinward Street, 246-256 Springfield Road 0.25 15 87 50 22 13 mid EP3/047 West Belfast Land to Rear of Mc Erleans Bakery, Morfolk Grove 0.17 15 87 40 15 7 mid/high EP3/048 West Belfast Land Opposite Rose Cottages 0.36 7 58 40 21 14 mid/high EP3/050 West Belfast Gortfin Street (Adj to No. 17) 0.2 15 87 50 17 10 mid/high EP3/090 West Belfast Vacant Land on Suffolk Road 0.28 7 58 40 16 11 mid/high EP3/091 West Belfast Land to rear of Forfar Street/Cavendish Court, Springfield Court 0.52 4 67 50 35 26 low/mid EP50/29 West Belfast Disused Garage, Kennedy Way 0.32 16 43 40 14 13 mid/high EP50/27 West Belfast 1-5 Anderstown Road 0.12 15 87 40 10 5 mid EP50/26 West Belfast Lands on Kennedy Way 0.26 15 87 40 23 10 mid EP50/28 West Belfast Land rear of Woodburn PSNI 0.14 15 87 50 12 7 mid/high EP50/30 West Belfast Former St Mary's PS Amcromi Street 1.23 16 43 40 52 49 mid EP50/31 West Belfast Mecaste Concrete Falls Road 2.86 16 43 40 123 114 mid Template 15 West Belfast Land off Shaws Road 0.15 15 87 30 13 5 mid Template 16 West Belfast Land at Suffolk Road 2.62 16 43 40 112 105 mid Template 17 West Belfast Upper Dunmurry Lane 2.6 17 34 30 88 78 mid/high

24.686 1142 977

ea-210/07655/data/site densitiesbelfastfinal.xls/Belfast

Site No. District Site Address Gross Site Area (ha)

Design Template

Template Density UCA Density

Units at Template Density

Units at UCA Density Market Potential

North EP2/139 North Belfast 93-109 Clifton Pk Ave 0.78 14 33 50 26 39 low Ep2/140 North Belfast 72-82 Clifton Pk Av 0.12 7 58 50 7 6 low EP2/141 North Belfast Clifton Pk Ave/Landscape Terrace 0.21 4 67 50 14 11 low EP2/142 North Belfast End of Roe St to Rosevale St 0.24 4 67 50 16 12 low EP2/143 North Belfast Lands to rear Jamaica Inn, Jamacia Rd 1.27 14 33 50 42 63 low EP2/144 North Belfast Benview Ave, Ballysillan Rd 2.62 13 33 net 50 86 131 low/mid EP2/145 North Belfast Ballysillan Ave,Ballysillan Pk, Ballysilland RD 0.66 14 33 50 22 33 low/mid EP2/146 North Belfast 160 Ballysillan Rd, Silverstream 0.1 15 87 50 9 5 low/mid EP2/147 North Belfast Lands Adj to Legoneil Rd, Lands Opp. Church 0.19 15 87 30 17 6 low/mid EP2/148 North Belfast Hicks and Bullock Site, Legoneil Rd 1.92 13 33 net 30 63 58 low/mid EP2/149 North Belfast 2-26 Hallidays Road, junction with Antrim Rd 0.29 4 67 50 19 15 low/mid EP2/150 North Belfast Land Adj to Dunmore TA Centre, Antrim Rd 0.58 14 33 50 19 29 low/mid EP2/151 North Belfast Bristol Ave, Landsdowne Rd 0.1 6 75 40 7 4 mid EP2/152 North Belfast Land adj to 869 Shore Rd 0.56 14 33 40 18 22 mid EP2/153 North Belfast Junction of Grays Rd and Shore Rd 0.11 15 87 50 10 6 mid EP2/154 North Belfast Clifton Pk Ave/Woodvale junction, Crumlin Rd 0.15 4 67 50 10 8 low EP2/155 North Belfast Alliance Rd/Berwick Road and Glenbryn Pk 0.88 14 33 50 29 44 low/mid EP2/156 North Belfast Mileriver St, Off Limestone Rd 0.12 4 67 50 8 6 low EP2/157 North Belfast 111-147 Clifton Park Ave/Roe St 0.29 4 67 50 19 15 low EP2/171 North Belfast 126-136 Clifton Pk Ave/Roe St/Alloa St 0.99 4 67 50 66 50 low EP2/172 North Belfast Lands adj to Star of the Sea, 724-728 Shore Road 0.25 4 67 40 17 10 low EP3/058 North Belfast Land at Junction of Deerpark Road/Deepark Grove 0.22 14 33 50 7 11 low/mid EP3/059 North Belfast Site Behind Alliance Gardens + Alliance Drive 0.78 14 33 40 26 31 low/mid EP3/060 North Belfast Site Adjacent to 792 Shore Road, Junction of Grays Lane 0.11 8 160 40 18 4 mid EP3/061 North Belfast Lands at rear of No.s 35-41 Ashley Gardens, Antrim Road 0.148 6 75 40 11 6 mid EP3/062 North Belfast Site Adjacent to 579-567 Shore Road 0.89 14 33 40 29 36 low/mid EP3/063 North Belfast Land Between Esther Street & North Queen Street, Belfast 0.27 14 33 50 9 13 low EP3/064 North Belfast Land Adjacent to St Vincent De Paul Church, Legoneil Road 0.26 15 87 30 23 8 low EP3/065 North Belfast Land Adjacent to 55 Squares Hill Road 0.16 15 87 30 14 5 low EP3/066 North Belfast 950 Crumlin Road 0.12 15 87 30 10 4 low EP3/067 North Belfast Site at Junction of Herbert Street & Flax Street 0.49 14 33 50 16 24 low EP3/069 North Belfast Coulter's Garage, 58-82 Lower Antrim 0.57 14 33 50 19 28 mid EP50/37 North Belfast 97-121 Glenbryn Park 0.52 14 33 50 17 26 low EP50/38 North Belfast Land at 317 Oldpark Road 0.13 6 75 50 10 7 low EP50/39 North Belfast Land at junc Rosepenna St and Oldpark Road 0.17 14 33 50 6 8 low EP50/40 North Belfast 25-49 Antrim Road 0.14 6 75 50 10 7 low EP50/41 North Belfast 47-49 Cliftonville Road and land at rear 0.22 14 33 50 7 11 low Template14 North Belfast 233-263 Shore Road 1.07 14 33 40 35 43 low Template 13 North Belfast Land Between Antrim Road and Whitewell Road 6.42 13 17 30 106 192 low/mid

25.118 897 1037 Belfast CC EP2/125 City Centre Belfast Junction Union St/ Little Donegall St 0.22 8 160 70 35 15 low/mid EP2/126 City Centre Belfast 42-44 Little Patrick St and alongside Nelson St 0.18 8 160 75 28 13 low/mid EP2/127 City Centre Belfast Junction Fredrick St and York Lane 0.12 8 160 75 19 9 low/mid EP2/128 City Centre Belfast 1-21 Talbot St. and rear of 57-67 Donegall st 0.26 8 160 70 41 18 mid EP2/129 City Centre Belfast Junction May St and Montgomery ST 0.14 8 160 75 22 11 mid EP2/130 City Centre Belfast 36-92 Millfield 0.24 8 160 70 38 17 low/mid EP2/131 City Centre Belfast Junction Millfield and North St 0.18 8 160 70 28 13 low/mid EP2/132 City Centre Belfast 166-168 North St and lands to rear Samuel St 0.16 8 160 70 26 11 low/mid EP2/133 City Centre Belfast Lands btw Winetavern St and Gresham St 0.38 8 160 70 61 27 low/mid EP2/134 City Centre Belfast Grosvenor Rd junction Durham St/Glengall St 0.41 8 160 75 66 31 mid EP2/135 City Centre Belfast 12A-20 College Square orth/Killen St 0.12 6 75 75 9 9 mid EP2/136 City Centre Belfast Btw Joy St and 125-135 Cromac St 0.29 8 160 75 47 22 mid/high windfall EP2/137 City Centre Belfast Little May St/Sussex Place and Joy St 0.22 8 160 75 35 16 mid EP2/138 City Centre Belfast Junction of Clifton Street & Westlink Belfast 0.21 8 160 75 33 16 low EP3/017 City Centre Belfast Land bounded by Grosvenor Road, Durham Street + Glengall Street 0.17 8 160 70 12 12 mid EP3/018 City Centre Belfast Land to the rear of 156-164 North Street, Millfield 0.1 8 160 70 7 7 low/mid EP3/020 City Centre Belfast Site at Samuel Street + Laws Court 0.09 8 160 70 6 6 low/mid EP3/021 City Centre Belfast Car Park on Botanic Avenue, along Posnett Street & Vernon Street 0.19 6 75 75 14 14 mid/high EP3/022 City Centre Belfast Land at junction of Raphael Street + Cromac Street 0.332 8 160 75 25 25 mid EP3/023 City Centre Belfast Land Opposite No.s 13 + 17 Ormeau Avenue 0.19 6 75 75 14 14 mid EP3/024 City Centre Belfast Site adjacent to St Stephens Church, Millfield 0.1 6 75 75 7 7 low EP3/025 City Centre Belfast 99-103 Millfield 0.11 4 67 70 8 8 low/mid EP3/026 City Centre Belfast 6-8 Queen Street 0.1 8 160 75 7 7 mid EP3/027 City Centre Belfast 36-72 Talbot Street/Exchange Street, Dunbar Link 0.49 8 160 70 34 34 mid EP3/028 City Centre Belfast Land between Dunbar Link & Dunbar Street 0.22 6 75 70 15 15 low viable? EP3/029 City Centre Belfast Land at the junction of York Street and Great Georges Street 0.14 6 75 75 10 10 low/mid EP3/030 City Centre Belfast Land at 7-43 Frederick Street 0.39 6 75 75 29 29 low/mid EP3/031 City Centre Belfast 39-58 Clifton Street 0.16 8 160 70 11 11 low/mid EP3/032 City Centre Belfast Little Donegall Street and Donegall Street (template 8) 0.39 8 160 70 27 27 mid EP3/033 City Centre Belfast Site at Stephen Street and Library Street, Carrick Hill 0.23 8 160 70 16 16 mid EP3/034 City Centre Belfast Land at Carrick Hill, North Street and Kent Street 0.18 8 160 70 13 13 mid EP3/035 City Centre Belfast Land at Pilot Street, Docks to the rear of 11-29 Garmoyle Street 0.16 4 67 75 12 12 mid EP3/036 City Centre Belfast Land atrear of Dockers Club, Pilot Street 0.3 9 90 75 22 22 mid EP50/32 City Centre Belfast 10-22 Wilson Street 0.15 8 160 75 24 11 low EP50/33 City Centre Belfast Ewart Building 0.48 8 160 75 77 36 mid(mixed use) EP50/34 City Centre Belfast Land adj 32 Donegall Road 0.15 4 67 75 10 11 low/mid EP50/35 City Centre Belfast Posnett St, Radcliffe St and Vernon St 0.43 5 79 75 34 32 mid EP50/36 City Centre Belfast Junc of Stanhope St and Clifton St 0.21 8 160 70 34 15 low Template 8 City Centre Belfast Donegall Street 0.4 8 160 70 64 28 low

8.992 1020 650

TOTALs 91.546 4879 4141

ea-210/07655/data/site densitiesbelfastfinal.xls/Belfast

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mpl

ate

Den

sity

Po

tent

ial

dens

ity

EP2/

098

Lisb

urn

Land

to E

ast o

f LD

5, B

allin

derry

Rd

4.41

20

37

45

16

3 19

8 m

id

EP2/

099

Lisb

urn

Har

mon

y H

ouse

, Bel

fast

Rd,

Que

ensw

ay

1.91

20

37

45

71

85

m

id

EP2/

100

Lisb

urn

Post

Offi

ce S

ite, L

inen

hall

Stre

et

0.47

18

80

50

38

23

m

id

EP2/

101

Lisb

urn

Land

s to

rear

Moo

rland

Dr,

Knoc

kmor

e R

d 0.

29

2 35

net

40

10

12

m

id

EP2/

102

Lisb

urn

Kirk

woo

ds R

d/M

aghe

rala

ve R

d 3.

67

16

43

30

158

110

mid

EP

2/10

3 Li

sbur

n La

nd A

dj to

Pre

sbyt

eria

n C

hurc

h at

You

ng S

treet

and

Slo

an S

treet

0.

52

20

37

50

19

26

mid

EP

2/10

4 Li

sbur

n C

ar P

ark,

Gle

nbur

n R

d, D

unm

urry

0.

21

20

37

35

8 7

low

EP

2/10

5 Li

sbur

n La

nd A

dj to

Der

by H

ouse

, Ste

war

tsto

wn

Rd

0.2

18

80

30

16

6 lo

w/m

id

EP2/

106

Lisb

urn

Liss

ue C

rese

nt, D

rum

beg

Dr,

Old

War

ren

Esta

te, M

oira

Rd

0.38

19

35

50

13

19

lo

w

EP2/

107

Lisb

urn

Land

in fr

ont S

t Pat

ricks

Sch

ool p

layf

ield

s, M

oira

Rd

1.36

2

35 n

et

50

47

68

low

EP

2/10

8 Li

sbur

n Li

met

ree

Ave,

Kno

ckm

ore

2.74

17

34

30

93

82

hi

gh

EP2/

109

Lisb

urn

Land

to re

ar R

uski

n H

eigh

ts a

nd A

ltona

Rd

1.2

20

37

40

44

48

mid

EP

2/11

0 Li

sbur

n 31

-35

Sloa

n St

0.

1 18

80

50

8

5 lo

w

EP2/

111

Lisb

urn

Hills

boro

ugh

Rd/

Smith

field

St j

unct

ion

0.29

18

80

50

23

15

lo

w/m

id

EP2/

112

Lisb

urn

25-2

7 C

hape

lhill

0.4

19

35

50

14

20

low

/mid

EP

2/11

3 Li

sbur

n La

nd to

rear

Ede

nval

e M

eado

ws

and

Park

, LD

9 zo

ned

4.56

17

34

35

15

5 16

0 m

id

EP2/

114

Lisb

urn

Site

21-

27 K

illane

y Av

e, O

ld W

arre

n Es

ttae,

Moi

ra R

d 0.

42

19

35

45

15

19

low

EP

2/11

5 Li

sbur

n Bt

w 7

0-76

Tiro

wen

Dr

0.43

17

34

50

15

21

lo

w

EP2/

116

Lisb

urn

Cau

sew

ay E

nd R

d, b

ehin

d Kn

ockd

arra

gh P

k 0.

83

17

34

45

28

37

low

EP

2/11

7 Li

sbur

n Ad

j to

Pres

by. C

hurc

h, o

pp. A

mbl

esid

e C

res.

Rea

r of t

rout

beck

Ave

5.

94

17

34

30

202

178

mid

EP

2/11

8 Li

sbur

n La

nd a

dj to

109

Hills

boro

ugh

Old

Roa

d 0.

12

20

37

40

4 5

mid

EP

2/11

9 Li

sbur

n D

unca

ns R

d/St

ockd

am R

oad

3.63

17

34

30

12

3 10

9 m

id/h

igh

EP2/

120

Lisb

urn

Gro

sven

or R

d, la

nd fa

cing

Om

nipl

ex

0.76

20

37

50

28

38

lo

w/m

id

EP2/

121

Lisb

urn

Adj t

o 11

1 M

ount

ain

View

Driv

e, B

elsi

ze R

oad

0.54

17

34

45

18

24

m

id

EP2/

122

Lisb

urn

205-

217

King

sway

, Dun

mur

ry V

illage

, Upp

er L

isbu

rn R

oad

0.19

7

58

35

11

7 lo

w/m

id

EP2/

123

Lisb

urn

Besi

de S

t Col

ms

Hig

h Sc

hooo

l, Su

mm

erhi

ll D

r, Tw

inbr

ook

0.28

17

34

35

10

10

lo

w/m

id

EP2/

124

Lisb

urn

Adj t

o C

loon

a Pa

rk, o

pp B

rook

land

s G

rang

e, u

pper

Dun

mur

ry L

ane

0.16

15

87

30

14

5

mid

/hig

h EP

3/00

1 Li

sbur

n R

ear o

f Tes

co's

, Hills

ide

Gar

dens

and

Ben

son

Stre

et

0.36

19

35

45

13

16

m

id

EP3/

002

Lisb

urn

Car

Par

k at

Gro

sven

ors

Brid

ge, G

rosv

enor

s R

oad

0.49

18

80

50

39

25

m

id

EP3/

003

Lisb

urn

Jord

ans

Mill

Car

Par

k, 2

4 An

trim

Stre

et

0.39

18

80

50

31

20

m

id

EP3/

004

Lisb

urn

Lisb

urn

Inst

itute

Car

Par

k 0.

59

18

80

50

47

30

mid

EP

3/00

5 Li

sbur

n La

ganb

ank

Car

Par

k, L

inen

Stre

et

0.86

8

160

50

138

43

mid

EP

3/00

6 Li

sbur

n C

ar P

ark

at B

arra

cks

Stre

et o

ff Sm

ithfie

ld S

treet

0.

28

18

80

50

22

14

low

EP

3/00

7 Li

sbur

n D

erel

ict S

afew

ay a

nd P

etro

l Sta

tion

, Moi

ra R

oad

0.17

20

37

50

6

8 lo

w/m

id

EP3/

008

Lisb

urn

80-8

4 C

ause

way

End

Roa

d, K

nock

mor

e R

oad

0.17

20

37

45

6

8 m

id

EP3/

009

Lisb

urn

Rea

r of 3

1-41

Ben

son

Stre

et, T

hiep

val S

treet

0.

84

20

37

45

31

38

mid

EP

3/10

Li

sbur

n 15

0-15

2 U

pper

Dun

mur

ry L

ane

0.12

17

34

40

4

5 hi

gh

EP3/

011

Lisb

urn

200

Stew

arts

tow

n R

oad

0.75

17

34

40

26

30

hi

gh

EP3/

014

Lisb

urn

Que

ens

Roa

d C

ar P

ark,

Lis

burn

0.

14

14

33

50

5 7

mid

EP

3/01

5 Li

sbur

n C

ivic

Cen

tre C

ar P

ark,

Lis

burn

0.

2 9

90

50

18

10

mid

EP

3/01

6 Li

sbur

n To

rear

of 1

-27

Hillh

all R

oad

0.4

20

37

45

15

18

mid

/hig

h EP

3/09

2 Li

sbur

n D

erel

ict S

afew

ay a

nd P

etro

l Sta

tion

, Moi

ra R

oad

0.17

19

35

50

6

8 lo

w/m

id

EP50

/19

Lisb

urn

Land

junc

of U

pper

Dun

mur

ry L

ane

and

Gle

be R

d 0.

26

19

35

35

9 9

high

EP

50/2

0 Li

sbur

n La

nd a

t 229

a St

ewar

tsto

wn

Roa

d 0.

43

19

35

30

15

13

mid

/hig

h EP

50/2

1 Li

sbur

n Fo

rmer

Cra

zy P

rices

Que

ensw

ay

2.82

17

34

35

96

98

m

id

EP50

/22

Lisb

urn

LD5

land

rear

of A

ddis

on P

ark

6.46

17

34

40

22

0 25

8 lo

w/m

id

EP50

/23

Lisb

urn

Junc

Ant

rim R

oad

and

Bent

rim R

oad

0.27

18

80

40

22

11

m

id

EP50

/24

Lisb

urn

Rea

r of 9

0 W

arre

n G

arde

ns

0.58

20

37

45

21

26

lo

w/m

id

EP50

/25

Lisb

urn

Barb

our T

hrea

ds, M

ill R

oad

2.75

20

37

45

10

2 12

3 m

id

Tem

plat

e18

Lisb

urn

Land

off

Seym

ore

Stre

et

0.56

18

80

45

45

25

m

id

Tem

plat

e19

Lisb

urn

Land

off

Mor

ia R

oad

0.26

19

35

40

9

10

low

Te

mpl

ate2

0 Li

sbur

n La

nd o

ff H

illsbo

roug

h R

oad

0.68

20

37

45

25

31

lo

w/m

id

Tota

ls

52.6

21

56

2023

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/L

isbu

rn

Uni

ts a

tG

ross

Site

D

esig

n Te

mpl

ate

Uni

ts a

t UC

A

Mar

ket

Site

No.

D

istr

ict

Site

Add

ress

A

rea

(ha)

Te

mpl

ate

Den

sity

U

CA

Den

sity

Te

mpl

ate

Den

sity

Po

tent

ial

dens

ity

EP2/

024

Hol

ywoo

d R

ear o

f 6 D

emen

se R

d, D

emen

se M

anor

0.

11

2 28

30

3

3 hi

gh

EP2/

025

Hol

ywoo

d M

arin

e Pa

rade

/Sul

livan

Stre

et C

ar P

ark

0.66

18

80

30

53

20

m

id/h

igh

EP2/

026

Hol

ywoo

d La

nd to

rear

of 1

9 C

ultra

Ave

1.

42

n/a

3 es

timat

e 30

4

43

high

EP

50/1

4 H

olyw

ood

Junc

Sho

re R

oad

and

Mar

ine

Para

de

0.27

1

51

50

14

14

high

Tota

ls

2.46

74

80

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/H

olyw

ood

Gro

ss S

ite

Des

ign

Tem

plat

e U

nits

at

Uni

ts a

t UC

A

Mar

ket

Site

No.

D

istr

ict

Site

Add

ress

A

rea

(ha)

Te

mpl

ate

Den

sity

U

CA

Den

sity

Te

mpl

ate

Den

sity

Po

tent

ial

Den

sity

EP

2/06

7 N

ewto

wna

bbey

Lan

d to

rear

of A

shcr

oft,

Orm

onde

Ave

, Bal

lyhe

nry

Roa

d 1.

95

12

30

30

59

59

mid

/hig

h EP

2/06

8 N

ewto

wna

bbey

Orm

onde

Ave

and

Bal

lyhe

nry

Rd,

opp

Pre

sby

Chu

rch

1.81

12

30

30

54

54

m

id/h

igh

EP2/

069

New

tow

nabb

ey L

ands

adj

to M

ount

St a

nd H

igh

St, S

hore

Roa

d 0.

1 14

33

30

3

3 lo

w

EP2/

070

New

tow

nabb

ey L

ands

opp

Baw

nmor

e G

rove

, Mill

Rd,

Sho

re R

d 0.

15

14

33

30

5 5

low

EP

2/07

1 N

ewto

wna

bbey

Lan

d to

rear

of B

en M

adig

an n

ursi

ng h

ome,

Sho

re R

oad

0.66

14

33

30

21

20

lo

w

EP2/

072

New

tow

nabb

ey 1

9-47

Old

Chu

rch

Rd,

Mill

Rd

0.26

14

33

30

9

8 lo

w

EP2/

073

New

tow

nabb

ey 5

3-63

Old

Chu

rch

Rd,

Mill

Rd

0.32

14

33

30

11

10

lo

w

EP2/

074

New

tow

nabb

ey L

and

to re

ar o

f Mer

ville

Gar

den

Villa

ge, S

hore

Roa

d 0.

62

12

30

30

19

19

low

/mid

EP

2/07

5 N

ewto

wna

bbey

Lan

d to

rear

of R

athc

oole

Driv

e &

Bally

rona

n Pa

rk

1.63

14

33

30

54

50

lo

w

EP2/

076

New

tow

nabb

ey O

ld Ir

ish

Hig

hway

/Inni

scar

n D

r/Gle

nban

e Av

e, R

athc

oole

0.

2 14

33

35

7

7 lo

w/m

id

EP2/

077

New

tow

nabb

ey l

ands

to re

ar o

f Hill

Cro

ft Sc

hool

, Abb

ots

Roa

d/D

oagh

Roa

d 7.

5 12

30

30

22

5 22

5 lo

w/m

id

EP2/

078

New

tow

nabb

ey A

bbey

dale

Clo

se, S

hore

Roa

d 0.

46

11

38

30

17

14

mid

/hig

h EP

2/07

9 N

ewto

wna

bbey

Lan

ds a

t Sta

tion

Roa

d 3.

16

11

38

35

120

111

mid

EP

2/08

0 N

ewto

wna

bbey

Lan

ds in

fron

t of s

ewag

e w

ork,

Sho

re R

d 5.

32

14

33

30

176

160

low

/mid

EP

2/08

1 N

ewto

wna

bbey

Car

nmon

ey R

d/Ba

llydu

ff R

d ju

nctio

n 0.

31

14

33

30

10

9 m

id

EP2/

082

New

tow

nabb

ey L

and

to re

ar o

f St m

cNis

si's

P.s

. Man

se R

oad,

Mos

sley

0.

33

11

38

35

13

12

mid

EP

2/08

3 N

ewto

wna

bbey

97

The

Brac

kens

, Car

nmon

ey H

ill 0.

24

12

30

30

7 7

high

EP

2/08

4 N

ewto

wna

bbey

Lan

ds a

dj to

Car

nmon

ey P

resb

y C

hurc

h, C

arnm

oney

Roa

d 0.

43

12

30

35

13

15

mid

EP

2/08

5 N

ewto

wna

bbey

Lan

ds a

dj to

Mac

e, G

lebe

Rd

Wes

t/Chu

rch

Roa

d Ju

nctio

n 0.

14

12

30

30

4 4

mid

EP

2/08

6 N

ewto

wna

bbey

Lan

d ad

j to

F G

Wils

on, D

oagh

Rd

4.94

13

33

net

30

16

3 14

8 m

id

EP2/

087

New

tow

nabb

ey D

erel

ict P

etro

l Sta

tion,

236

Ant

rim R

oad

0.12

10

10

0 30

12

4

mid

EP

2/08

8 N

ewto

wna

bbey

Lan

ds a

dj to

Lid

l and

adj

to 3

9 C

hurc

h W

ay, A

ntrim

Rd

0.22

10

10

0 30

22

7

mid

EP

2/08

9 N

ewto

wna

bbey

Lan

ds a

dj to

Man

se R

d/Ba

llycl

are

Rd

roun

dabo

ut

0.6

11

38

30

23

18

mid

EP

2/09

0 N

ewto

wna

bbey

Lan

ds a

dj to

Bal

lycl

are

rd, t

o re

ar o

f Cra

igla

nds

Man

or

0.41

13

17

30

8

12

mid

/hig

h EP

2/09

1 N

ewto

wna

bbey

Lan

ds to

sou

th o

f Sal

ly G

arde

ns, B

ally

clar

e R

d 0.

34

11

38

30

13

10

mid

EP

2/09

2 N

ewto

wna

bbey

Lan

ds a

dj to

Bal

lyea

rl D

rive

to M

ilew

ater

Driv

e, N

ew M

ossl

ey E

stat

e 2.

37

13

33 n

et

30

78

71

mid

EP

2/09

3 N

ewto

wna

bbey

Adj

to G

lenw

hinn

ey a

nd G

lenv

iew

Clo

se

0.99

11

38

30

38

30

lo

w/m

id

EP2/

094

New

tow

nabb

ey L

and

alon

g M

onks

tow

n Av

e, D

oagh

Rd

0.35

13

17

30

6

10

low

/mid

EP

2/09

5 N

ewto

wna

bbey

16-

26 M

ount

Ple

asan

t Rd

and

land

s to

era

r, M

onks

tow

n 1.

47

12

30

30

44

44

mid

/hig

h EP

3/07

0 N

ewto

wna

bbey

For

mer

ly G

leng

orm

ley

Fillin

g St

atio

n, 3

33 A

ntrim

Roa

d 0.

11

10

100

40

11

4 m

id

EP3/

071

New

tow

nabb

ey L

and

to th

e re

ar o

f Coo

lsha

nagh

Par

k, O

ld Ir

ish

Hig

hway

0.

11

14

33

30

4 3

mid

EP

3/07

2 N

ewto

wna

bbey

Lan

d to

rear

of G

lena

bbey

Man

or, G

lenv

ille R

oad

0.66

11

38

35

25

23

m

id

EP3/

073

New

tow

nabb

ey L

and

at M

ilew

ater

Driv

e 9.

42

13

33

30

311

282

mid

EP

3/07

4 N

ewto

wna

bbey

Lan

d at

Bal

lycl

are

Roa

d, M

ossl

ey

0.23

11

38

30

9

7 m

id/h

igh

EP3/

075

New

tow

nabb

ey O

pen

Spac

e at

Bal

lyea

rl D

rive,

to re

ar o

f Elim

Pen

teco

stal

Chu

rch

0.78

13

33

30

26

23

m

id

EP3/

076

New

tow

nabb

ey S

ites

51-5

5 R

osem

ount

Par

k, J

orda

nsto

wn

0.2

11

38

30

8 6

mid

/hig

h EP

3/07

7 N

ewto

wna

bbey

Gle

nville

Roa

d, M

onks

tow

n Av

enue

Jun

ctio

n 0.

296

11

38

30

11

9 m

id

EP3/

078

New

tow

nabb

ey L

and

adja

cent

to 1

56 G

lenv

ille R

oad,

Mon

ksto

wn

Aven

ue

0.1

11

38

35

4 4

mid

EP

3/07

9 N

ewto

wna

bbey

Vac

ant L

and

adja

cent

to G

lenw

hirry

& G

lenv

iew

Clo

se, S

hore

Roa

d 0.

43

10

100

30

43

13

low

EP

3/08

0 N

ewto

wna

bbey

Vac

ant L

and

Opp

osite

Abb

eygl

en R

oad,

Sho

re R

oad

0.93

12

30

35

28

33

lo

w/m

id

EP3/

081

New

tow

nabb

ey S

ite o

f For

mer

Elm

field

Ser

vice

Sta

tion,

112

7 An

trim

Roa

d 0.

19

10

100

30

19

6 m

id

EP3/

082

New

tow

nabb

ey L

and

to re

ar o

f Hill

Cro

ft Sc

hool

, Abb

ots

Roa

d 8.

77

16

43

30

378

263

mid

/low

EP

3/08

3 N

ewto

wna

bbey

Lan

d al

ong

Bally

crai

gy R

oad,

adj

acen

t to

Ashf

ord

Lodg

e &

A8

1.94

12

30

30

58

58

hi

gh

EP3/

093

New

tow

nabb

ey L

and

at B

ally

clar

e R

oad

2.

7 13

33

30

90

81

m

id

EP50

/09

New

tow

nabb

ey L

and

Adj 3

04 B

ally

clar

e R

oad

0.57

12

30

30

17

17

m

id/h

igh

EP50

/10

New

tow

nabb

ey S

ite A

dj G

lebe

Man

or

3.05

11

38

30

11

6 91

m

id/h

igh

EP50

/11

New

tow

nabb

ey S

ite a

t for

mer

Serv

ice

Stat

tion,

127

Ant

rim R

oad

0.18

10

10

0 30

18

5

mid

EP

50/1

2 N

ewto

wna

bbey

Lan

d re

ar o

f 27-

39 C

arnm

oney

Roa

d 0.

22

11

38

30

8 7

mid

EP

50/1

3 N

ewto

wna

bbey

Lan

d at

Mea

dow

bank

Lan

e 2.

17

11

38

30

82

65

high

Te

mpl

ate1

1 N

ewto

wna

bbey

Mon

ksto

wn

Aven

ue

0.55

11

38

30

23

17

m

id

Tem

plat

e12

New

tow

nabb

ey L

and

Adj G

leng

orm

ley

Hig

h Sc

hool

3.

12

12

30

30

93

93

mid

Tota

ls

74.1

26

2616

22

56

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/N

ewto

wna

bbey

Uni

ts a

t Si

te N

o.

Dis

tric

t Si

te A

ddre

ss

Gro

ss S

ite

Des

ign

Tem

plat

e U

CA

Den

sity

Te

mpl

ate

Uni

ts a

t UC

A

Mar

ket

Are

a (h

a)

Tem

plat

e D

ensi

ty

Den

sity

D

ensi

tyPo

tent

ial

EP2/

059

Cas

tlere

agh

Land

bet

wee

n N

ewto

wnb

reda

Hig

h Sc

hool

& 1

04 N

ewto

wnb

reda

Roa

d 0.

3 2

35 n

et

30

11

9 m

id

EP2/

060

Cas

tlere

agh

Vaca

nt s

ite o

n ba

llym

acon

aghy

Rd,

New

tow

nbre

da

0.15

3

35 n

et

30

5 5

high

EP

2/06

1 C

astle

reag

h R

ocky

Rd/

McC

augh

an P

K, U

pper

Kno

ckbr

eda

Rd,

New

tow

nbre

da

0.44

3

35 n

et

30

15

13

mid

/hig

h EP

2/06

2 C

astle

reag

h La

nd a

dj to

111

Low

er B

rani

el R

d 0.

18

4 67

30

12

5

mid

/hig

h EP

2/06

3 C

astle

reag

h La

nd a

dj to

33

Bally

hanw

ood

Rd

0.34

13

17

30

5

10

mid

/hig

h EP

2/06

4 C

astle

reag

h La

nd to

rear

of 1

6-44

Giln

ahirk

Roa

d 0.

23

1 51

40

12

9

mid

EP

2/06

5 C

astle

reag

h La

nd a

dj to

64

Old

Dun

dona

ld R

oad

0.89

3

35 n

et

30

31

27

mid

EP

2/06

6 C

astle

reag

h La

nd a

dj. T

o Pe

ters

on L

eisu

re C

entre

0.

41

3 35

net

40

14

16

m

id

EP3/

084

Cas

tlere

agh

Land

s at

Bee

chill

Roa

d, O

ppos

ite M

artin

ville

Par

k 1.

5 3

35

30

52

45

high

EP

3/08

5 C

astle

reag

h R

oads

Mai

nten

ance

Dep

ot, a

t jun

ctio

n of

New

tonb

reda

Roa

d/Be

lvoi

r Roa

d 1.

31

2 35

30

46

39

m

id

EP3/

086

Cas

tlere

agh

Land

s to

rear

of N

o.s

106-

118

Upp

er K

nock

bred

a R

oad

0.34

2

35

30

12

10

high

EP

3/08

7 C

astle

reag

h La

nds

adja

cent

NIE

Sub

Sta

tion,

Gle

n R

oad

0.46

1 3

35

30

16

14

high

EP

3/08

8 C

astle

reag

h 10

87 U

pper

New

tona

rds

Roa

d 0.

34

3 35

30

12

10

m

id

EP50

/07

Cas

tlere

agh

Land

adj

. To

PNSI

Sta

tion

Lada

s D

rive

0.78

2

35 n

et

30

27

23

mid

/hig

h EP

50/0

8 C

astle

reag

h La

nd a

dj. D

erel

ict b

uild

ing

Dru

mad

oon

Driv

e/C

raig

leith

Driv

e 0.

68

2 35

net

30

24

20

lo

w/m

id

Tem

plat

e 3

Cas

tlere

agh

Upp

er K

nock

bred

a R

oad

11.2

3

14

30

157

336

high

Tota

ls

19.5

51

451

591

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/C

astle

reag

h

Uni

ts a

t Si

te N

o.

Dis

tric

t Si

te A

ddre

ss

Gro

ss S

ite

Des

ign

Tem

plat

e U

CA

Den

sity

Te

mpl

ate

Uni

ts a

t UC

A

Mar

ket

Are

a (h

a)

Tem

plat

e D

ensi

ty

Den

sit y

D

ensi

ty

Pote

ntia

l

EP2/

027

Car

rickf

ergu

s Ad

j to

Cou

ncil

Offi

ces,

Rog

ers

Qua

y, M

arin

e H

ighw

ay

0.25

9

90

50

22

13

mid

/hig

h EP

2/02

8 C

arric

kfer

gus

40-7

6 Be

lfast

Roa

d 1.

13

9 90

30

10

2 34

m

id/h

igh

EP2/

029

Car

rickf

ergu

s La

nd a

dj to

Bra

cken

ridge

, vac

ant f

acto

ry s

ite

8.57

12

30

35

25

7 30

0 hi

gh

EP2/

030

Car

rickf

ergu

s La

nds

at S

loef

ield

Rd

and

Belfa

st R

d C

arric

kfer

gus

3.92

12

30

30

11

8 11

8 hi

gh

EP2/

031

Car

rickf

ergu

s Si

te a

t jun

ctio

n of

Win

dmill

Pk a

nd W

indm

ill Av

e 0.

29

10

100

50

29

15

low

EP

2/03

2 C

arric

kfer

gus

Site

to fr

ont o

f St N

icol

as P

rimar

y Sc

hool

, Iris

h Q

uarte

r Wes

t 0.

38

10

100

50

38

19

low

EP

2/03

3 C

arric

kfer

gus

Form

er S

t Nic

olas

Sch

ool S

ite, M

inor

ca la

ce E

llis S

t 5.

51

12

30

50

165

275

low

EP

2/03

4 C

arric

kfer

gus

Land

s to

rear

1-4

0 W

estm

ount

Ave

, Ellis

St

6.64

12

30

45

19

9 29

9 lo

w/m

id

EP2/

035

Car

rickf

ergu

s Ju

nctio

n of

Ellis

St/M

inor

ca P

lace

0.

1 10

10

0 50

10

5

low

/mid

EP

2/03

6 C

arric

kfer

gus

Irish

Qua

rter W

est,

;and

s bo

unde

d by

Nel

son

St a

nd A

lber

t Rd

0.20

3 10

10

0 50

20

10

lo

w

EP2/

037

Car

rickf

ergu

s La

nd a

dj to

Nel

son

Stre

et H

all,

Irish

Qua

rter W

est

0.16

10

10

0 50

16

8

low

EP

2/03

8 C

arric

kfer

gus

Land

s to

rear

McK

eens

Ave

, beh

ind

Mar

ine

Hig

hway

0.

25

10

100

50

25

13

low

/mid

EP

2/03

9 C

arric

kfer

gus

129

Nor

th R

d (C

hris

tchu

rch

Site

) 0.

13

11

38

40

5 5

mid

/hig

h EP

2/04

0 C

arric

kfer

gus

Adj t

o C

hurc

h of

the

Naz

eree

n, O

akfie

ld D

rive

2.29

11

38

40

87

92

m

id

EP2/

041

Car

rickf

ergu

s Pr

ince

And

rew

Way

, Btw

Cas

tlem

ara

Dr a

nd D

unlu

skin

Gdn

s 2.

01

11

38

40

76

80

low

/mid

EP

2/04

2 C

arric

kfer

gus

H5

land

at M

arsh

alls

tow

n R

d 5.

53

11

38

30

210

170

mid

/hig

h EP

2/04

3 C

arric

kfer

gus

Mar

shal

lsto

wn

Rd,

Fro

ntag

e of

Bra

dfor

d H

eigh

ts

0.72

11

38

30

27

22

m

id/h

igh

EP2/

044

Car

rickf

ergu

s H

3 zo

ned

land

at P

rince

And

rew

Way

17

.15

11

38

30

651

515

mid

/hig

h EP

2/04

5 C

arric

kfer

gus

H4

zoni

ng, t

o re

ar o

f red

fort

Driv

e 22

.97

12

30

30

690

690

mid

/hig

h EP

2/04

6 C

arric

kfer

gus

Cor

ner o

f Mar

shal

lsto

wn

Rd

and

Thra

lcot

Rd

0.68

11

38

30

26

20

hi

gh

EP2/

047

Car

rickf

ergu

s La

nds

at C

raig

s R

d, a

dj to

Bro

adla

nds

3.03

12

30

30

91

91

m

id/h

igh

EP2/

048

Car

rickf

ergu

s La

nd a

dj to

Tud

or D

r, Pl

anta

tion

Dr

1.06

12

30

30

32

32

m

id/h

igh

EP2/

049

Car

rickf

ergu

s La

nds

adj t

o 27

Tud

or R

d 0.

198

12

30

30

6 6

mid

/hig

h EP

2/05

0 C

arric

kfer

gus

Adj t

o 24

8 La

rne

Rd

0.3

11

38

30

11

9 m

id/h

igh

EP2/

051

Car

rickf

ergu

s Ad

j to

240

Larn

e R

d, C

orne

r of B

elto

y R

d 0.

19

11

38

30

7 6

mid

/hig

h EP

2/05

2 C

arric

kfer

gus

Dro

mor

e R

d/Tr

ailc

ook

Rd

junc

tion

0.15

11

38

30

6

5 m

id

EP2/

053

Car

rickf

ergu

s D

owns

hire

Rd,

vac

ant l

and

adj t

o fa

rm s

tora

ge

0.18

12

30

45

5

8 m

id/h

igh

EP2/

054

Car

rickf

ergu

s Ba

rn M

ills/A

mbe

r Mill,

Tay

lors

Ave

1.

53

12

30

45

46

69

mid

EP

2/05

5 C

arric

kfer

gus

Dow

nshi

re A

venu

e/M

agills

Ave

nue

junc

tion

0.19

11

38

50

7

9 m

id/h

igh

EP2/

056

Car

rickf

ergu

s Te

leph

one

Exch

ange

, Dav

y's

Stre

et

0.21

10

10

0 50

21

11

lo

w

EP2/

057

Car

rickf

ergu

s 36

-58

Irish

Qua

rter W

est,

Albe

rt R

oad

0.33

10

10

0 50

33

17

lo

w

EP2/

058

Car

rickf

ergu

s La

ncas

trian

Stre

et C

ar P

ark

0.38

1

51

45

19

17

low

EP

3/01

2 C

arric

kfer

gus

Cra

igs,

Tud

or L

ink/

Plan

tatio

n D

r/Tud

or D

r 0.

33

12 ?

30

30

10

10

hi

gh

EP3/

013

Car

rickf

ergu

s H

2 H

ousi

ng Z

onin

g, P

rince

And

rew

Way

, Dun

lusk

in

0.67

11

38

40

??

25

20

high

EP

3/08

9 C

arric

kfer

gus

Site

at R

hanb

ouy

Stre

et, t

o th

e re

ar o

f 73

Belfa

st R

oad

0.39

11

38

45

15

18

m

id

EP50

/01

Car

rickf

ergu

s La

nd a

t Woo

dbur

n R

oad

1.04

11

38

30

40

31

m

id

EP50

/03

Car

rickf

ergu

s Si

te to

fron

t of S

t Nic

hola

s Pr

imar

y Sc

hool

, Bel

fast

Roa

d 0.

26

10

100

50

26

13

low

EP

50/0

4 C

arric

kfer

gus

Site

to re

ar o

f 7-4

7 El

lis S

treet

0.

42

20

37

50

16

21

mid

EP

50/0

2 C

arric

kfer

gus

H4

Hou

sing

Zon

ing

17.8

6 11

38

30

67

9 53

6 m

id/h

igh

EP50

/05

Car

rickf

ergu

s St

Col

man

s PS

0.

59

14

33

30

19

18

mid

EP

50/0

6 C

arric

kfer

gus

Land

to re

ar o

f Lou

ghvi

ew T

erra

ce

1.07

11

38

30

41

32

lo

w/m

id

Tem

plat

e 9

Car

rickf

ergu

s R

oger

s Q

uay,

Mar

ine

Hig

hway

1.

08

9 90

50

86

54

m

id/h

igh

Tem

plat

e10C

arric

kfer

gus

18-2

8 Iri

sh Q

uarte

r Stre

et

0.1

10

100

50

10

5 lo

w

Tota

ls

110.

441

4024

37

41

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/C

arric

kfer

gus

0

Uni

ts a

t Si

te N

o.

Dis

tric

t Si

te A

ddre

ss

Gro

ss S

ite

Des

ign

Tem

plat

e U

CA

Den

sity

Te

mpl

ate

Uni

ts a

t UC

A

Mar

ket P

oten

tial

Are

a (h

a)

Tem

plat

e D

ensi

ty

Den

sity

D

ensi

ty

EP2/

001

Bang

or

30 B

elfa

st R

d 0.

12

6 75

45

9

5 lo

w/m

id

EP2/

002

Bang

or

18 B

elfa

st R

d 0.

17

4 67

45

11

8

mid

EP

2/00

3 Ba

ngor

La

nd a

dj to

10

prin

ceto

wn

Rd/

Prin

ceto

wn

Ave

and

5 Pr

ince

tow

n Te

rrace

0.

15

5 79

50

12

8

mid

EP

2/00

4 Ba

ngor

62

-70

Chu

rch

St, S

ite H

0.

16

19

35

45

5 7

mid

EP

2/00

5 Ba

ngor

21

5a B

elfa

st R

d/Si

lver

stre

am R

d 0.

12

20

37

45

4 5

mid

EP

2/00

6 Ba

ngor

La

nd a

dj to

Fre

e Pr

esb.

Chu

rch,

New

tow

nard

s R

d 0.

41

19

35

30

14

12

mid

EP

2/00

7 Ba

ngor

La

nd a

dj to

Bee

chfie

lds,

New

tow

nard

s rd

0.

95

3 35

net

30

33

29

m

id/h

igh

EP2/

008

Bang

or

Land

to re

ar o

f Civ

ic A

men

ity S

ite, B

eech

field

s 0.

88

2 35

net

30

31

26

lo

w/m

id

EP2/

009

Bang

or

Land

adj

to C

onlig

Prim

ary

Scho

ol, N

ewto

wna

rds

Rd

0.28

2

35 n

et

30

10

8 lo

w/m

id

EP2/

010

Bang

or

Land

SW

of N

IE H

eadq

uarte

rs, o

ff Ba

lloo

Rd,

Rat

hgae

l Est

ate

3.62

17

34

30

23

10

9 m

id

EP2/

011

Bang

or

Adj t

p 56

a Ba

lloo

Wal

k (S

ite D

) 0.

69

2 35

net

30

24

21

m

id

EP2/

012

Bang

or

Gra

nsha

Roa

d Si

te I

8.45

3

35 n

et

30

296

253

high

EP

2/01

3 Ba

ngor

So

uth

Circ

ular

Rd,

Site

L

2.35

17

34

30

80

71

m

id

EP2/

014

Bang

or

Land

to re

ar o

f Cla

nmor

ris A

ve, S

outh

Circ

ular

Rd

1.14

20

37

30

42

34

lo

w/m

id

EP2/

015

Bang

or

23-2

7 G

rans

ha R

d, A

irley

Cen

tre, S

ite 7

N

0.34

17

34

30

12

10

m

id

EP2/

016

Bang

or

77-9

1 So

uthw

ell R

oad

0.51

1

51

50

26

26

mid

EP

2/01

7 Ba

ngor

Si

te b

ound

ed b

y C

entra

l Ave

, Sou

thw

ell R

d an

d D

usss

erin

Ave

0.

2 1

51

50

10

10

mid

EP

2/01

8 Ba

ngor

27

-35

Que

ens

Para

de

0.16

9

90

50

14

8 lo

w/m

id

EP2/

019

Bang

or

13-2

5 Q

ueen

s Pa

rade

0.

28

9 90

50

25

14

lo

w-m

id

EP2/

020

Bang

or

Land

s to

rear

of 1

3 &

42 W

inde

rmer

e C

rese

nt, E

st C

ircul

ar R

oad

0.58

n/

a n/

a 45

5

26

mid

/hig

h EP

2/02

1 Ba

ngor

O

aktre

e Pa

rk S

ite H

0.

31

17

34

30

11

9 m

id

EP2/

022

Bang

or

Gra

nsha

Boy

s H

igh

Scho

ol, B

allo

o R

d 13

.69

3 35

net

30

47

9 41

1 m

id/h

igh

EP2/

023

Bang

or

Allo

tmen

ts a

t Bry

ansb

urn

Rd

0.4

1 51

50

20

20

m

id

EP2/

096

Bang

or

Land

at R

athg

ael

24.7

2 3

35 n

et

30

865

742

mid

/hig

h EP

2/09

7 Ba

ngor

Ba

lloo

Roa

d 4.

82

17

34

30

164

145

mid

/hig

h EP

3/01

9 Ba

ngor

So

uth

Circ

ular

Roa

d Si

te L

2.

08

17

34

30

70

83

mid

sam

e as

013

EP3/

037

Bang

or

215a

Bel

fast

Roa

d/Si

lver

stre

am R

oad

0.23

17

34

45

8

10

mid

part

of 0

05

EP3/

038

Bang

or

Land

to th

e re

ar o

f 13-

42 W

inde

rmer

e C

resc

ent,

East

Circ

ular

Roa

d 0.

6 n/

a n/

a 45

5

27

mid

/hig

hsam

e as

020

EP50

/15

Bang

or

Land

adj

to 4

33 O

ld B

elfa

st R

oad

0.35

3

35 n

et

30

12

11

mid

/hig

h EP

50/1

6 Ba

ngor

La

nd re

ar o

f Bry

ansf

ord

Mea

dow

0.

48

2 35

net

35

17

17

m

id

EP50

/17

Bang

or

Land

rear

of 7

7-91

Sou

thw

ell R

oad

0.51

1

51

35

26

18

mid

EP

50/1

8 Ba

ngor

La

nd a

dj B

loom

field

s an

d M

eado

wla

nds

1.9

17

34

30

65

57

mid

/hig

h Te

mpl

ate1

Ban

gor

Land

off

Duf

ferin

Ave

nue

0.39

1

51

50

20

20

mid

Tota

l 72

.04

2448

22

60

ea-2

10/0

7655

/dat

a/si

te d

ensi

tiesb

elfa

stfin

al.x

ls/B

ango

r

6. Assessment of Windfalls

Seven Typical Urban Areas have been comprehensively surveyed to ascertain an unconstrained windfall allowance. The result of the surveys, detailing the sites identified, and their nominal capacity is provided overleaf.

Subsequent to the assessment the findings have been used to extrapolate a figure for the whole of the BMUA. It should be noted that this is an unconstrained figure that does not take into account any discounting which may be undertaken of the TUA survey findings. In particular this may include double counting with the capacity study sites; sites which have become the subject of recent planning applications and the future direction of emerging BMAP policy.


CIT

Y C

ENTR

E

Site

Num

ber

Add

ress

City

Cen

tre 1

57

Hig

h St

reet

C

ity C

entre

2

23-2

9 H

igh

Stre

et

City

Cen

tre 3

84

Ann

Stre

et /

33-3

7 C

hurc

h La

ne

City

Cen

tre 4

75

-81

Vict

oria

Stre

et

City

Cen

tre 5

87

Upp

er C

hurc

h La

ne

City

Cen

tre 6

38

-40

Vict

oria

Squ

are

City

Cen

tre 7

W

oolw

orth

s An

n St

reet

/ W

illiam

Stre

et S

outh

C

ity C

entre

8

1-11

Cas

tle L

ane

City

Cen

tre 9

11

-19

Arth

ur S

treet

C

ity C

entre

10

56 D

oneg

all P

lace

C

ity C

entre

11

12-1

4 D

oneg

all S

quar

e N

orth

C

ity C

entre

12

20-2

4 C

hich

este

r Stre

et

City

Cen

tre 1

3 28

-30

Chi

ches

ter S

treet

C

ity C

entre

14

42 V

icto

ria S

quar

e C

ity C

entre

15

Cor

ner V

icto

ria S

treet

/ Vi

ctor

ia S

quar

e C

ity C

entre

16

13 C

hich

este

r Stre

et

City

Cen

tre 1

7 C

orne

r May

Stre

et /

Mon

tgom

ery

Stre

et

City

Cen

tre 1

8 60

-78

May

Stre

et /

Vict

oria

Stre

et

City

Cen

tre 1

9 C

orne

r Ade

laid

e St

reet

/ M

ay S

treet

C

ity C

entre

20

Joy

Stre

et /

May

Stre

et

City

Cen

tre 2

1 9-

21 A

dela

ide

Stre

et

City

Cen

tre 2

2 24

Lin

en H

all S

treet

C

ity C

entre

23

26-3

2 Li

nen

Hal

l Stre

et

City

Cen

tre 2

4 26

/27

Alfre

d St

reet

C

ity C

entre

25

Adj 2

1 Al

fred

Stre

et

City

Cen

tre 2

6 La

nd a

dj p

rope

rty 9

7-10

1 C

ity C

entre

27

115-

189

Cro

mac

Stre

et a

nd J

oy S

treet

C

ity C

entre

28

19-2

1 O

rmea

u Av

enue

C

ity C

entre

29

11a

Orm

eau

Aven

ue

Tota

l Cap

acity

Site

Are

a (h

a)

0.01

4 0.

036

0.01

4 0.

05

0.13

0.

04

0.25

0.

06

0.04

0.

1 0.

009

0.02

0.

06

0.07

0.

06

0.02

0.

1 0.

29

0.23

0.

1 0.

12

0.03

0.

2 0.

27

0.06

0.

08

0.54

0.

08

0.05

3.12

3

Cap

acity

Sou

rce

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Flat

s ov

er S

hops

C

omm

erci

al R

edev

O

ther

Win

dfal

l C

onve

rsio

n fro

m n

on-re

s C

omm

erci

al R

edev

Fl

ats

over

Sho

ps

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Flat

s ov

er S

hops

O

ther

Win

dfal

l Fl

ats

over

Sho

ps

Com

mer

cial

Red

ev

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Oth

er W

indf

all

Com

mer

cial

Red

ev

Com

mer

cial

Red

ev

Oth

er W

indf

all

Com

mer

cial

Red

ev

Con

vers

ion

from

non

-res

Con

vers

ion

from

non

-res

Com

mer

cial

Red

ev

Oth

er W

indf

all

Com

mer

cial

Red

ev

Com

mer

cial

Red

ev

Con

vers

ion

from

non

-res

Con

vers

ion

from

non

-res

Cap

acity

N

otes

3 7 4 36

21

18

40

36

18

16

5 8 6 21

6 2 30

46

tem

plat

e 8

37

tem

plat

e 8

16

tem

plat

e 8

20

tem

plat

e 8

9 8 43

tem

plat

e 8

36

13

87

tem

plat

e 8

30

27

649

ea-2

10/0

7655

/dat

a/Be

lfast

Site

Ass

essm

ent S

prea

dshe

et.x

ls/C

ity C

entre

TOW

N C

ENTR

E

Site

Num

ber

Add

ress

Bang

or 1

La

nd a

t Duf

ferin

Cou

rt Ba

ngor

2

139-

141

Mai

n St

reet

Ba

ngor

3

61 C

entra

l Ave

nue

Bang

or 4

93

-99

Mai

n St

reet

Ba

ngor

5

Land

Adj

and

Incl

38-

42 C

astle

Stre

et

Bang

or 6

82

Mai

n St

reet

Ba

ngor

7

1-3

Bing

ham

Stre

et

Bang

or 8

70

-72

Mai

n St

reet

Ba

ngor

9

47 M

ain

Stre

et

Bang

or 1

0 41

Mai

n St

reet

Ba

ngor

11

Land

Bet

wee

n Q

ueen

s Pa

rade

and

Kin

g St

reet

Ba

ngor

12

14-1

6 M

ain

Stre

et

Bang

or 1

3 39

Que

ens

Para

de

Bang

or 1

4 43

/44

Que

ens

Para

de

Bang

or 1

5 - 1

8 41

, 50,

52,

55

Que

ens

Para

de

Bang

or 1

9 Fo

rmer

57-

59 G

rays

Hill

Bang

or 2

0 La

nd a

djac

ent t

o Pr

ince

tow

n R

oad

Bang

or 2

1 1-

5 M

ain

Stre

et

Bang

or 2

2 8-

10 H

igh

Stre

et

Bang

or 2

3 31

Alb

ert S

treet

Ba

ngor

24

101-

109

Hig

h St

reet

Ba

ngor

25

121

Hig

h St

reet

Ba

ngor

26

70-7

2 H

igh

Stre

et

Bang

or 2

7 Ba

ngor

28

47a

Sprin

gfie

ld R

oad

Bang

or 2

9 4

Sprin

gfie

ld A

venu

e Ba

ngor

30

43 H

amilt

on R

oad

Bang

or 3

1 39

Ham

ilton

Roa

d

Tota

l

Site

Are

a (h

a)

0.06

0.

04

0.01

0.

16

0.3

0.03

0.

01

0.02

0.

01

0.01

1.

15

0.08

0.

05

0.04

0.

09

0.02

0.

14

0.3

0.04

0.

04

0.13

0.

05

0.02

0.

01

0.1

0.05

0.

31

0.34

3.61

Cap

acity

Sou

rce

Oth

er W

indf

all

Flat

s ov

er S

hops

C

onve

rsio

n fro

m n

on-re

s O

ther

Win

dfal

l C

omm

erci

al R

edev

Fl

ats

over

Sho

ps

Con

vers

ion

from

non

-res

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Flat

s ov

er S

hops

C

omm

erci

al R

edev

Fl

ats

over

Sho

ps

Con

vers

ion

from

non

-res

Sub-

divi

sion

of e

xist

ing

hom

es

Sub-

divi

sion

of e

xist

ing

hom

es

Oth

er W

indf

all

Oth

er W

indf

all

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Com

mer

cial

Red

ev

Con

vers

ion

from

non

-res

Flat

s ov

er S

hops

Fl

ats

over

Sho

ps

Flat

s ov

er S

hops

C

omm

erci

al R

edev

Su

bdiv

isio

n of

Hou

sing

C

omm

erci

al R

edev

C

omm

erci

al R

edev

Cap

acity

N

otes

6 2 1 14

tem

plat

e15

30

tem

plat

e10

4 6 4 3 2 88

tem

plat

e 9,

- 15

on

site

2 6 6 8 2 10

4 4 8 6 2 2 2 8 3 23

te

mpl

ate

6 34

te

mpl

ate

10

290

ea-2

10/0

7655

/dat

a/Be

lfast

Site

Ass

essm

ent S

prea

dshe

et.x

ls/T

own

Cen

tre

EDG

E O

F C

ENTR

E

Site

Num

ber

Add

ress

Si

te A

rea

(ha)

C

apac

ity S

ourc

e C

apac

ity

Not

es

Lisb

urn

1 C

orne

r Slo

an S

t/You

ng S

t 0.

59

Oth

er W

indf

all

21

tem

plat

e 20

Li

sbur

n 2

Dep

ot 3

2 Yo

ung

Stre

et

0.5

Com

mer

cial

Red

ev

18

tem

plat

e 20

Li

sbur

n 3

42a

Youn

g St

reet

0.

39

Com

mer

cial

Red

ev

14

tem

plat

e 20

Li

sbur

n 4

Land

Adj

65

Hill

Stre

et

0.01

6 O

ther

Win

dfal

l 2

Lisb

urn

5 C

ar P

ark

corn

er S

mith

field

Stre

et/H

illsbo

roug

h 0.

3 O

ther

Win

dfal

l 24

te

mpl

ate

18

Lisb

urn

6 C

ar P

ark

Barra

ck S

treet

0.

06

Oth

er W

indf

all

6 Li

sbur

n 7

Car

par

k re

ar 2

9 Sm

ithfie

ld S

treet

0.

02

Oth

er W

indf

all

4 Li

sbur

n 8

3/5

Smith

field

Stre

et

0.02

C

onve

rsio

n fro

m n

on-re

s 4

flats

Li

sbur

n 9

Post

Offi

ce a

nd D

epot

Lin

en H

all S

treet

0.

45

Com

mer

cial

Red

ev

36

tem

plat

e 18

Tota

l 2.

346

129

Lisb

urn

1B

71-7

3 G

rand

Stre

et

0.33

C

omm

erci

al R

edev

11

te

mpl

ate

19

Lisb

urn

2B

Land

adj

58

Del

ache

rois

Ave

nue

0.13

O

ther

Win

dfal

l 6

flats

Li

sbur

n 3B

La

nd a

dj 5

3 G

rand

Stre

et

0.05

O

ther

Win

dfal

l 4

flats

Li

sbur

n 4B

Ad

j 15

Vict

ory

Stre

et

0.06

C

omm

erci

al R

edev

6

flats

Li

sbur

n 5B

3-

31 W

esle

y St

reet

0.

42

Res

iden

tial R

edev

15

Li

sbur

n 6B

La

nd a

dj 2

7 Se

ymor

e St

reet

0.

06

Anci

llary

Spa

ce

12

Lisb

urn

7B

Form

er P

ark

adj F

ire S

tatio

n 0.

12

Oth

er W

indf

all

12

tem

plat

e 10

Li

sbur

n 8B

La

nd re

ar 2

6/27

Lle

wel

lyn

Aven

ue

0.02

An

cilla

ry S

pace

2

flats

Li

sbur

n 9B

26

Bel

fast

Roa

d 0.

07

Subd

ivis

ion

of H

ousi

ng

3 Li

sbur

n 10

B La

nd R

ear 5

0-52

Bel

fast

Roa

d 0.

48

Anci

llary

Spa

ce

15

tem

plat

e 20

min

us 2

Tota

l 1.

74

86

ea-2

10/0

7655

/dat

a/Be

lfast

Site

Ass

essm

ent S

prea

dshe

et.x

ls/E

dge

of C

entre

INN

ER C

ITY

Site

Num

ber

Add

ress

Si

te A

rea

Cap

acity

Sou

rce

Cap

acity

N

otes

N B

elfa

st 1

18

6-19

4 N

orth

Que

en S

treet

0.

06

Com

mer

cial

Red

ev

8 N

Bel

fast

2

185

Nor

th Q

ueen

Stre

et

0.08

C

omm

erci

al R

edev

10

N

Bel

fast

3

Cor

ner N

orth

Que

en S

treet

/ M

ervu

e St

reet

0.

01

Oth

er W

indf

all

2 N

Bel

fast

4

162-

164

Nor

th Q

ueen

Stre

et

0.01

Em

pty

Hom

es

2 N

Bel

fast

5

148

Nor

th Q

ueen

Stre

et

0.05

C

omm

Red

ev

10

N B

elfa

st 6

10

0 D

unca

irn G

arde

ns

0.00

6 Fl

ats

over

sho

ps

2 N

Bel

fast

7

160-

166

Dun

cairn

Gar

dens

0.

02

Com

mer

cial

Red

ev

9 N

Bel

fast

8

Land

Adj

182

Dun

cairn

Gar

dens

0.

07

Oth

er W

indf

all

10

N B

elfa

st 9

18

8-20

6 D

unca

irn G

arde

ns

0.06

C

omm

erci

al R

edev

10

N

Bel

fast

10

0.01

Fl

ats

over

sho

ps

2 N

Bel

fast

11

181

Dun

cairn

Gar

dens

0.

01

Flat

s ov

er s

hops

1

N B

elfa

st 1

2 14

-26

Hal

liday

s R

oad

0.17

C

omm

erci

al R

edev

10

N

Bel

fast

13

Land

Adj

216

Ant

rim R

oad

0.03

O

ther

Win

dfal

l 9

N B

elfa

st 1

4 22

4 An

trim

Roa

d 0.

03

Flat

s ov

er s

hops

4

N B

elfa

st 1

5 La

nd A

dj 2

4 Br

ookh

ill Av

enue

0.

04

Oth

er W

indf

all

4 N

Bel

fast

16

18/2

3 W

oodl

and

Aven

ue /

Woo

dlan

d D

ay C

entre

0.

38

Com

mer

cial

Red

ev

30

tem

plat

e 5

N B

elfa

st 1

7 Ad

j 36

Broo

keva

le S

treet

0.

32

Anci

llary

Spa

ce

25

tem

plat

e 5

N B

elfa

st 1

8 18

Bro

okva

le D

rive

0.22

C

omm

erci

al R

edev

2

N B

elfa

st 1

9 23

3 An

trim

Roa

d 0.

04

Com

mer

cial

Con

vers

ion

8 N

Bel

fast

20

2 Ba

ltic

Aven

ue

0.02

C

omm

erci

al C

onve

rsio

n 2

N B

elfa

st 2

1 21

8/22

0 Li

mes

tone

Roa

d 0.

06

Oth

er W

indf

all

6 N

Bel

fast

22

208

- 214

Lim

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xls

Documents

Preface [Volume II of Population and Housing] · PDF filePreface [Volume II of Population and Housing] ... The design-led approach was applied to 20 sample sites ... Regional Development