Council told that new 13-storey city centre hotel would ‘dominate historic setting’

At this week’s Belfast City Council planning committee meeting, a representative from the Historic Environment Division at the Department for Communities told councillors a plan for a new hotel in Bedford Street would “impact adversely” upon a number of listed buildings in the immediate area.

The application for the new 13 storey hotel, to be built behind existing buildings on Bedford Street, was approved last October by the council planning committee, but legally had to return to the council for a “pre-determination hearing” due to statutory objections.

The plans, by Andras House Limited, will involve refurbishment of the existing four storey terrace buildings beside the Pizza Express building on the corner, where Bedford Street turns into Dublin Road.

The hotel will sit beside the Park Inn and RBG hotels on Clarence Street.

The proposal involves demolition of portions of the terrace of 29-33 Bedford Street, to create an entrance and thoroughfare to the backland site where the hotel is planned.

The Stormont official told councillors the hotel would “dominate” the 1870s Victorian terrace buildings listed for their special architectural and historic interest, and would also have an impact on BBC Broadcasting House on Ormeau Avenue and the “overall visual harmony of this area.”

He said: “These heritage assets are central to the character of the Linen Conservation area and define the key junctions of the Dublin Road, Ormeau Avenue, Bedford Street, and Linenhall Street West.

“HED acknowledges the revised alignment and increased separation distance that have been undertaken by the design team, between the historic terrace and the development.

“But it is our view that the proposed 13 storey tower remains too tall, as it dominates the terrace and the wider setting of the listed buildings by becoming a competing focus.

“HED recognises there are several multi-storey buildings on the city centre side of the development site, but considers this 150 metre high proposal will have an adverse effect on the overall setting of significant heritage assets and will add to the growing cluster of high rise developments in this area of Belfast.

“The further intensification of tall buildings through this development is likely to impact on the distinctive historic character of the wider Linen Conservation Area with a cumulative effect.

“New buildings that sit along historic buildings should be designed to respect their setting and follow fundamental architectural principles such as scale, height and massing.”

He said the new building would be “imposing” “inappropriate” and “much more dominant than neighbouring tall buildings.”

Green Councillor Mal O’Hara said: “There is certainly a perception out there in those who care about built heritage and the historic architecture that applicants, agents, planners – and then by complicity, the planning department here – are riding roughshod over the historic buildings in our city.

“It seems to be that this application is another example of that. I feel very much that because a previous decision was made in relation to the other hotel, which I would have objected to, there seems to be some sort of basis to say the application is on balance acceptable.

“There is a cumulative detrimental impact on our built heritage in this particular area. I am concerned this will pass, and again we send a message to the citizens of Belfast that we don’t care about the built heritage.”

A representative for Andras House Limited told councillors: “We certainly didn’t try to ignore or remove anybody from the process. We certainly engaged at meetings with planning officials and HED officials during the process.”

Green Party Councillor Aine Groogan proposed the committee refuse the application, based on issues of “inappropriate” height, scale and massing. Her proposal fell with five councillors supporting it, from the Greens, the SDLP, the PUP and People Before Profit, and six against, from Sinn Fein, the DUP, and Alliance.

The original decision to approve the application was repeated, again supported by Sinn Fein, the DUP, and Alliance.

A council planning report, which recommended the proposal be approved, states the plan would generate an estimated 216 direct construction jobs, 129 indirect construction jobs and an economic output of £27.6m throughout the construction period. In addition, the proposal is hoped to generate an estimated 116 full-time equivalent jobs once operational.

No objections were received by the council from members of the public.

One letter of support was received from Christopher Stalford, South Belfast MLA, of the DUP, who commended its potential effects on tourism and job creation.