www.belfastcity.gov.uk/consultations
Belfast East Bank Development Strategy
This report takes into account the particular instructions and
requirements of our client. It is not intended for and should not
be relied upon by any third party and no responsibility is
undertaken to any third party.
In preparing this report we are relying on information contained in
reports supplied by the client and third parties, as stated
throughout the document.
We have relied in particular on the accuracy and completeness of
such reports and accept no liability for any error or omission in
this statement to the extent the same results from error or
omission in the other consultants’ reports.
Please note, this report is intended to be viewed and printed as an
A4 double-sided document with cover page. Unless otherwise stated,
all images are copyright of Ove Arup & Partners Ltd
(2016).
Prepared on behalf of Belfast City Council June 2017 | Consultation
Draft
© Ove Arup & Partners International Ltd 2017
Projector Director: Andrew Gibbins | Associate Director E:
[email protected]
Ove Arup & Partners Ltd Bedford House 16-22 Bedford Street
Belfast BT2 7FD
Preface
3. Reshaping East Bank
4. Making it happen
Appendix 2 - Key projects
Contents
Preface P
Preface East Bank was identified in the Belfast Metropolitan Area
Plan (BMAP) (2014) and the City Centre Regeneration and Investment
Strategy (CCRIS) (2015) as an area for new growth in the city
centre. The area needs to be better connected to the city centre
and provide better linkages northwards to the Titanic Quarter and
eastwards to the Short Strand area.
It is recognised that the area facilitates strategic vehicular
access to and from the city centre via the M3 motorway. However, it
comes at a significant cost. Central to unlocking the area’s full
potential is the need to address the negative impacts of the
shatter-zone and tackle the dominance of road and rail
infrastructure. Their combined effect is a poor quality city centre
gateway.
The draft East Bank Development Strategy promotes a rebalancing of
the highway network to transform the pedestrian, cycle and public
transport user experience whilst incorporating strategic access. It
seeks to fully coordinate development of key sites and realise a
world class waterfront delivering social, economic and
environmental benefits to the area and the wider city centre.
The scale of challenge and potential requires an ambitious and
integrated approach to urban design and placemaking. Bold but
carefully planned and implemented change will be necessary over the
short, medium and long terms.
1 Introduction
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Introduction
Belfast City Council commissioned Arup to develop a detailed
strategy for the East Bank area which encompasses the Sirocco site,
Queen’s Quay and the area commonly referred to as the “shatter
zone”.
An important part of the project will be to consider how this area
can be integrated with the city centre and to the adjacent inner
city communities and to identify potential interventions to help
achieve this.
The work takes a comprehensive approach to the wider area and seeks
to integrate future development activity with Council’s vision for
the city centre as outlined in the City Centre Regeneration and
Investment Strategy with a particular emphasis on addressing the
need for greater consideration of future infrastructure needs and
existing opportunities in this area.
The purpose of this project is to undertake detailed work and
develop a framework for the identified East Bank area which falls
within the Oxford Street and Eastern Bank Special Action Area. This
will help inform a longer term assessment of the potential for
change that could inform future planning and development decisions
in this area.
Fig. 1. Aerial photograph showing study boundary and local
context
City Centre
Titanic Quarter
Short Strand
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Middlepath Street
River Lagan
Bridge End
Newtownards Road
Ballymacarrett RoadM3
M ountpottinger Road
© 2016 DigitalGlobe © Getmapping plc © 2016 Geo Eye © 2016 Intermap
© 2016 Microsoft Corporation @2016 HERE
Belfast Waterfront V ia
Titanic Quarter Halt
8 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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The East Bank development site area encapsulates a significant area
to the east of the River Lagan from the current SSE Arena carpark
to the north, the central area which is a collective of privately
owned sites and DfI/DfC public owned carparks known as the ‘shatter
zone’ and also the Sirocco Works site to the south bounded by Short
Strand road to the east. The area is steeped in history and during
the 19th and 20th centuries in East Belfast, heavy industries such
as shipbuilding and rope works dominated the site, in particular
the Howden Sirocco Works which forms a significant portion of the
East Bank. Since then the site has been purchased and sold on
again, and remains vacant today.
Throughout the East Bank there is a dominance in both rail and road
infrastructure bisecting the site area. The M3 stretch of the
motorway runs from west-east across the site to the north with
associated on and off slip roads. The central ‘shatter zone’ area
is surrounded by Middlepath Street and Bridge End which provide the
primary vehicle routes into and out of Belfast from the east.
The rail routes to the north and east towards Bangor are in part on
embankment and on an elevated structure, due to the route from
Central Station passing over the Lagan via a rail bridge.
The presence of the infrastructure constraints contribute to a
negative perception for East Bank as a gateway into Belfast and
there is significant disconnect with the city centre, Short Strand
communities and movement to the north due to the M3 elevated
infrastructure.
Belfast City Council are currently driving forward the regeneration
and development of the City Centre. The Belfast City Centre
Regeneration and Investment Strategy published in September 2015
sets out the ambitions for the city to 2030. The regeneration
strategy identified the East Bank as a ‘Special Action Area’, thus
requiring a more intensive local plan.
Belfast City Council also recently published its first Community
Plan for the city known as the ‘Belfast Agenda’. It sets ambitious
goals for the city including the attraction of 70,000 new residents
and the creation of 50,000 more jobs.
The 4 overarching priorities for the city are: 1. Growing the
economy – creating jobs and
investment in the city 2. Living here – creating a great city
and
neighbourhood living experience 3. City Development – creating the
right
infrastructure and regeneration our city 4. Working and learning –
Supporting growth
and connecting people to opportunities
The regeneration of the East Bank is highlighted as priority
project.
The East Bank Strategy explores the contribution the East Bank can
make towards the aspirations of the community plan. It is also
important to recognise the existing statutory planning context set
out in the Belfast Metropolitan Area Plan (BMAP).
Context
10 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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1. View to Station Street flyover and elevated rail structure.
Infrastructure dominated places, with existing five-storey
developments
2. View north from Sirocco site. The area is cut by a variety of
transport infrastructure, at grade and overhead
3. View north along the Lagan Towpath. The waterfront is cut off
from the site by a large wall, and makes the existing path feel
confined and isolated
4. View to Obel Tower and M3 Bridge. Key landmarks are to be
utilised wherever possible
5. View east towards existing five storey developments on the
waterfront adjacent to the Sirocco site
6. View west across Sirocco site. The area has long distance
panorama views to key landmark developments
7. View north from Bridge End to H&W key landmark cranes.
Heavily vehicle dominated road networks
01
04
06
07
05
02
03
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2 Vision and
Placemaking Themes
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By 2030, East Bank will be fully woven into the fabric of the city
centre. It will be lively, diverse, accessible and well connected
to the city core, the River Lagan and surrounding communities;
providing places to live, work and socialise.
Transforming East Bank: Making a new city quarter
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The spatial framework of the strategy is based upon four mutually
supporting themes as set out below.
Maximising the potential of development sites across the area
• Ensure mixed use development including offices, residential,
leisure, bars, restaurants
• Active ground floor building & destination uses
• Secure high quality urban design & architecture including
taller buildings in appropriate locations
• Proactively guide and shape proposals for Queen’s Quay &
Sirocco Quays sites
• Create a range of employment opportunities which attract people
and investment to the area
• Provide a diverse range of housing tenures and types to attract
people to live in the city centre and contribute to its
vitality
• Design outdoor streets, walkways and spaces so that they can host
a range of activities during the day and into the evening
• Ensure continuity of building frontage along all key routes and
streets
• Promote development density given walking, cycling and public
transport connectivity
Energising the River Lagan corridor
• Promote the Lagan Loop – a continuous pedestrian walkway linking
east and west banks, new and existing destinations and
attractions
• Introduce temporary, pop up and permanent uses to bring activity
to the walkway at key locations
• Facilitate year round activated waterspace via the introduction
of moorings, leisure craft, canoes and water sports
• Water taxi service with multiple landing stages
• Ensure high quality frontage development and public realm
• Provide additional pedestrian space via extended board walks,
projecting piers, pontoons, moorings and stepped seating areas to
water
Placemaking themes
Fig. 3. A spatial framework that responds to 4 mutually supporting
themes
Place Making
Energising the River Lagan corridor
Maximising the potential of development sites across the area
1 2
34
14 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Placemaking themes
A connected and legible East Bank
• Establish a coherent and high quality north – south pedestrian
link from Sirocco riverfront to the Titanic Quarter.
• Relocate the Titanic Quarter station to a more central and
accessible location.
• Improve east-west pedestrian and cycle links to riverside and
city centre including new bridge links.
• Extend wayfinding and information system provision along primary
pedestrian routes, at bus stops and water taxi landing
stages.
• Facilitate a creative approach to lighting the public realm,
bridges and other structures, and buildings to create a more
welcoming image to first time or occasional visitors and help
people to find their way around more easily.
Making streets and spaces for people
• Rationalise & rebalance highway infrastructure enabling
strategic access but transforming the pedestrian, cycle and public
transport experience.
• Promote pedestrian first routes through key development sites and
reduce the detrimental impacts of the vehicular traffic passing
through the area or accessing it.
• Provide high quality public realm, active ground floor building
uses.
• Introduce 20mph speed limits across the area and implement two
way routing to help reduce vehicular speeds and create more
civilised street environments.
• Open up opportunities for recreational and sporting use of the
river. Fig. 4. Key pedestrian links need to be made to,
within, and from the area
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3 Reshaping East Bank
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Fig. 5. Conceptual visualisation of River Lagan walkway loop and
activated riverspace
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Reshaping East Bank
A generational opportunity
The East Bank area as defined by the study boundary presents
considerable challenges for regeneration, not least in terms of the
negative impacts of the inherited physical environment. However,
the area has considerable potential for positive generational
change. Underutilised brownfield development sites could be
translated into places to live, work and visit, highways could be
rebalanced transforming the pedestrian, cyclist and public
transport user experience, and a new relationship could be forged
between the East Bank area and the River Lagan.
In order to unlock the full potential of the area to the economic,
social and environmental benefit of the wider city centre, adjacent
communities and areas such as the Titanic Quarter, an ambitious and
integrated approach is now necessary.
This approach will require sustained partnership and collaborative
working by a number of public bodies and government departments,
community and private sector players. It is an approach which puts
people centred place making and urban design quality at its
heart.
The unacceptable alternative is to accept the ongoing adverse
impacts of traffic and infrastructure on the area, piecemeal,
uncoordinated and inward looking development, and a poorly
connected and fragmented environment.
Positively planned and implemented change can bring multiple
benefits for local residents, commuters, investors and those who
increasingly visit the city centre for leisure and tourism. The
future development potential of the Titanic Quarter will be partly
reliant on how East Bank develops over the next few years.
A number of bold and imaginative interventions will be required
over the short, medium and long terms. The nature and phasing of
these interventions will need to be underpinned by a full
understanding of the knock-on impacts, particularly in terms of
traffic access and movement, and how they can be mitigated. Further
detailed feasibility study will therefore be necessary.
18 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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A new urban boulevard
Bridge End has the potential to be transformed into an east-west
urban boulevard linking Short Strand to the city centre with
greater emphasis on bus, cycle and pedestrian movement whilst
accommodating local vehicular access to frontage sites. The
rationalisation of road space creates a canvass for major public
realm improvements including widened footways, extensive tree
planting, new street furniture and lighting.
A new north-south link
The opportunity exists to create a north-south pedestrian route
that connects the River Lagan frontage at the Sirocco site, the
proposed relocated train station and the Titanic Quarter. This will
require the imaginative rationalisation of highways that provide
access to and from the M3 motorway.
A re-imagined central spine
The central spine is composed of a number of underutilised sites
that could play a significant role in creating mixed use frontage
development to Middlepath Street and Bridge End, providing active
frontages with overlooking, entrances and ground floor uses that
establish streets. The opportunity exists for development of a
significant scale enabled by land assembly and highway
rationalisation and supported by a new rail station.
Central spine development area
N
N.T.S
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A railway station at the core
Relocating the Titanic Halt to a more pivotal and better connected
location will enhance public transport accessibility to East Bank
as a whole, support higher density development and aid legibility
for visitors to the Titanic Quarter. Onward journeys from the
station on foot will be supported by public spaces adjacent to the
station assisting orientation and wayfinding and the creation of a
high quality route northwards to the SSE Arena and Titanic
Quarter.
An activated riverfront
High quality mixed use development can provide enclosure and
definition of riverfront pedestrian walkways and provide active
ground floor buildings uses and new public spaces that can host a
range of activities throughout the day and into the evening.
Significant potential exists at Queen’s Quay and the Sirocco site
to create hubs of activity, the latter a major waterside space
incorporating extended board walks, pontoons and moorings.
A River Lagan loop walkway
The River Lagan walkways are a considerably under exploited city
centre asset. They can play a pivotal role in the regeneration of
East Bank. The Lagan Loop concept promotes the creation of
continuous walkway loop linking east and west banks, key
attractions and new pedestrian and cycle bridges. Bringing activity
to the waterspace, waterside public spaces and waterside
development will create a new city centre destination.
M3 M3 M3
Railway Railway Railway
Active building frontages
Nodal public spaces
Titanic Quarter Halt
N
N.T.S
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A redefined movement and access network
East Bank is currently heavily dominated by the existing
infrastructure constraints based primarily on the road and rail
network which create a vehicle dominated space with poor
connectivity in and around East Bank. There needs to be a future
vision created which addresses the placemaking themes outlined
earlier which is based upon the phased development of the six key
moves.
Maximising the placemaking potential of key development sites will
rely on the rationalisation of the surrounding road network and
transition from a segregated layout to an integrated longer-term
vision for East Bank. A well connected and legible movement
strategy for cars, pedestrians, cyclists and buses will help
deliver the 2030 vision for East Bank, improving connection to the
city core, the River Lagan and surrounding communities.
The proposed movement framework seeks to address the six key moves
including further development proposals for the extension to the
bus priority network corridor along Bridge End for use by all
public transport buses alongside cycling provision. The long-term
vision is based upon proposing bold highway interventions,
alteration to the current road network and direction of
travel.
It is recognised that this concept is still at a visionary stage
but highlights what could potentially be achieved in the long-term
and will need to be worked towards in a carefully planned, phased
and controlled manner working alongside all statutory bodies that
will be impacted. The development of any highway alterations would
need robust evaluation and highway modelling which review both the
local access requirements and junctions, together with wider
strategic network impacts.
The creation of a future sustainable transport corridor along
Bridge End boulevard will provide the following benefits: •
Encourage the use of reliable, extended
2-way bus routing system and cycling to promote healthy mode of
transport;
• It will re-balance and rationalise the road network through the
“shatter zone” to unlock key development sites and will create a
distinctive sense of place and gateway into Belfast city centre
from Short Strand;
• It will transform the pedestrian, cycle and public transport
experience;
• Provide opportunities for a high quality public realm with active
ground floor building uses;
• Dominant vehicle movements re-balanced to two-way flow along
Middlepath Street
Alongside the road and cycleway improvements, there needs to be an
improved pedestrian connectivity strategy which addresses the
current poor movement in the north-south direction from Short
Strand and Sirocco up into the Titanic Quarter. This needs to be
based around the current route along the River Lagan under the M3
as a short term priority and future consideration for either
tunnelled routes or a bridge link over the M3 associated with
central developments in and around a potential relocated rail halt.
Improvements to facilitate east-west links to the riverside and
city centre with new Lagan bridge link and movement routes through
the Sirocco to the Short Stand community are essential.
Reshaping East Bank
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Key BRT route Railway line Vehicle movement Cycle lane Key
pedestrian movement
Middlepath St
River Lagan
Bridge End
N0 125 250m
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A framework of connected places
The rationalisation and rebalancing of the movement and access
network in the area presents a catalyst for configuring new
development over the short, medium and longer terms. Improved
public transport, cycle and pedestrian connectivity to, through and
within the area will support lower car parking levels within
development sites. New residents will be within a short walking
distance of city centre attractions and facilities and are likely
to include those willing to embrace a new city lifestyle in which
car ownership is not essential as other options exist.
The illustrative spatial framework plan shown in Figure 7 opposite
illustrates the extent of development opportunities. The plan
includes those sites with planning permission, those which are
currently being planned by private developers and those with
development potential but not being considered for development
currently.
The plan shows where key routes (pedestrian, cycle and vehicular),
public spaces and street blocks could be located. It is envisaged
that the super scale street blocks shown will be further subdivided
to create a finer grain of development creating a rich mix of uses
and a strong character and identity. The plan shows where frontage
development is required to enclose and define streets, walkways and
public spaces to establish a coherent urban design structure.
The Sirocco site is pivotal to the regeneration of the area and
Figure 7 shows a major public space fronting the river, as
highlighted in the City Centre Regeneration and Investment Strategy
(CCRIS), and major pedestrian links. The latter ensure high quality
pedestrian links to Short Strand and Bridge End promoting a
permeable and outward looking approach to the site.
The plan indicates where active ground floor building uses would be
best located. Uses should include restaurants, bars, small
convenience and specialist retail, offices, and professional
services. Frontage development must also provide overlooking and
building entrances. In addition the plan indicates where
opportunities exist for landmark buildings and building elements
that reinforce street block corners.
The major development sites and areas are as follows:
• Queen’s Quay (Department for Communities progressing)
• Odyssey Quays (planning permission granted) • Central Spine and
adjacent sites (multiple
sites) • Sirocco Quays site (masterplan consultation
currently in progress)
Key design principles have been developed for the major sites and
are included in Appendix 3.
Reshaping East Bank
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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0 125 250m Fig. 7. Spatial framework plan
N0 125 250m
Key Proposed development
Proposed development
consented Active ground floor uses Public realm Taller element
Landmark corner Existing trees Proposed trees Access point Railway
line Potential rail station View
24 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Fig. 8. Section through existing Bridge End Street
Fig. 9. A rebalanced Bridge End Street section - Proposed changes
to the allocation of street space
Fig. 10. Boulevard St- Germain, Paris
Fig. 11. Pedestrian friendly streets can have a positive influence
on local retail trade, Boulevard Malesherbes, Paris
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Fig. 12. Concept visualisation of the activation of the waterfront
at Queen’s Quay via temporary and pop up uses that animate the
riverside walkway and attract visitors
26 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Fig. 13. Conceptual visualisation of Bridge End conceptual street
scene - illustrating new frontage development, active ground floor
buildings uses and reallocated street space
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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4 Making it
happen
28 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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A delivery partnership
The draft East Bank Development Strategy has been developed
following extensive consultation and engagement with partners and
stakeholders. It is a key move towards implementation of the
Special Action Area that has been identified in the Belfast City
Centre Regeneration and Investment Strategy.
The Strategy focuses on the key moves which will help weave the
East Bank into the fabric of the City Centre. These key moves aim
to create a lively, diverse, accessible and well connected
quarter.
To achieve this ambitions vision for East Bank, the implementation
strategy will focus on collaboration, future proofing and forward
planning.
Collaboration
There are many key actors required to implement the East Bank
Development Strategy. Collaborating with government departments and
the private sector is essential to delivering the long-term vision.
As a key starting point, there will need to be further engagement
with the Department for Infrastructure (DfI) to develop a
deliverable plan to consolidate the transport infrastructure. There
will also need to be close dialogue with the Department for
Communities (DfC) to ensure that the development brief for Queen’s
Quay acknowledges the key principles set out within the East Bank
Strategy and that the East Bank complements the plans for East Side
Urban Village. Alongside this, there will need to be continued
collaboration with the DfC to ensure funding for urban regeneration
is guided to those projects which have the greatest impact. A land
assembly strategy and economic business case appraisal will need to
be made to evaluation feasibility for development sites and its
contribution to the wider Belfast City Council city-wide
agenda.
Collaboration with the private sector to bring forward development
which benefits the East Bank will be essential to ensure best value
is achieved.
Future proofing
There will need to be a strong focus on the long-term aspirations.
This is crucial when bold moves are required. Short-term gains
which are detrimental to the long-term vision should be avoided
wherever possible. This will require clear lines of communication
between all those involved in the regeneration of East Bank. It
would therefore be beneficial to engage with developers through the
planning process to ensure an integrated approach to the
redevelopment of the area and that the key principles are
observed.
Making it happen
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Phased implementation
Re-balancing the transport network will require a multi-modal
approach to include both incentives and disincentives. In order to
make this achievable there must simultaneously be credible
provision of public transport, cycling and walking alternatives to
the car. This will help soften the impact of rebalancing the road
network.
The creation of a park and ride on the edge of the city would be a
positive first step and would allow the re-location of the current
site, thus providing space for future development. Alongside this
the BRT system and improved wider bus network provides incentives
for people to use public transport whilst the reduced road capacity
will provide a disincentive to driving.
A phased development approach has been taken to establish the
implementation of the East Bank Development Strategy.
Making it happen
- Traffic Monitoring and data collection of existing cycling and
pedestrian movements;
- Environmental baseline appraisal including impact of air and
noise pollution to residents and vehicle users of the road
network;
- Study and roll-out of Meanwhile uses including pop-up
restaurants, small retail offer and exhibitions;
- Land assembly study and business case appraisal;
- Detailed highway modelling (local access, junction and strategic
network consideration);
- Cost-benefit analysis of proposed highway interventions
assessment;
- Public realm strategy guide – material palette and landscape
review.
- Review of public transport links, network routing resulting from
wider highway proposals such as York Street interchange on
implementation of BRT CITI route;
- Station Street flyover removal for the enabling of Queen’s Quay
site;
- Sirocco site bridge link;
- Relocation of existing P&R facility once an alternative site
further east has been evaluated and implemented.
- A2 Approach flyover removal from the east to create the
development of a gateway site;
- Rail Halt relocation and development of the ‘shatter zone’
area;
- New 2-way cycle link along Bridge End;
- 2-way bus implementation along Bridge End Boulevard and
re-balancing of traffic to Middlepath Street.
Short term (2017-2020) Medium term (2021-2026) Long term
(2027-2037)
30 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Fig. 14. Illustrative conceptual section through the study area,
conveying the scale of potential development against the existing
context.
28 STOREYS (85 m)
Key Section line
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E FD
32 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Forward planning
Belfast City Council are currently progressing the Local
Development Plan (LDP) for the city. The LDP will support the
vision for East Bank and will utilise this opportunity to put in
place a robust statutory planning framework for its
redevelopment.
The Council is currently exploring investment opportunities for
Belfast. These include its already established City Centre
Investment Fund (CCIF) set up to support the regeneration
objectives of the CCRIS and the feasibility of a City Growth deal.
This will build on the recently announced £100 million of Financial
Transactions Capital allocated by the NI Executive to the Northern
Ireland Investment Fund as part of the 2016-17 Budget.
Public consultation
To get to this stage we have spoken to many people, including
government departments, community groups, and developers. Now that
we have developed some ideas for the East Bank we want to hear the
views of as many people as possible, from those working and living
in the area to those who visit and pass through it. This
consultation is open to everyone who would like to comment on the
future of the East Bank.
Your feedback will be invaluable. It will allow us to determine if
the East Bank Strategy is moving in the right direction and is
meeting the needs and aspirations of everyone. Your views will help
us develop the final Strategy which will be published later this
year.
There are several ways to provide feedback:
1. Online: Please fill in the online questionnaire at the Council’s
website (www.belfastcity.gov. uk/consultations).
2. By email: Please email your questionnaire to
[email protected] or
[email protected]
3. In person: Following the commencement the consultation period,
we have an exhibition located at the Lagan Lookout Centre at 1
Donegall Quay, Belfast BT1 3EA, on the 23rd August 2017. Hard
copies of the questionnaires are available at the exhibition.
Speak to the team
We will also be holding a public drop in event on 23rd Aug 2017 at
the Lagan Lookout Centre. Please come along and speak to the team
if you have any questions or queries regarding the draft East Bank
Development Strategy. To find out more about the drop-in event
please check the website www.belfastcity.gov.uk/consultations
Making it happen
starts
ends
Lookout
Providing feedback
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Appendices
A
34 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Appendix 1
Client
Ove Arup & Partners Ltd Bedford House 3rd Floor 16-22 Bedford
Street Belfast BT2 7FD Northern Ireland
0 200 400100
09 /1
1/ 20
16 1
8: 24
:5 7
Site Area within City Centre Context
A redefined movement network
The establishment of the Bridge End boulevard concept and the
re-balancing of the road network is a long-term vision which will
require further detailed modelling on a phased approach to verify
what amendments are achievable at that particular timeframe. There
are a number of existing highway interventions currently being
planning or due to commence shortly and the impact on private
vehicle, cyclists and public transport needs to be fully understood
before additional measures can be considered.
Over a long-term period the background environmental issues,
changing traffic flows, political influence and economic cost of
vehicle users, together with adjacent land development needs will
be reviewed as this will have a direct impact on the feasibility
for phasing of any possible highway interventions.
The phasing shown in the following diagrams are an aspirational
phased approach to address the wider East Bank Development
Strategy. These are an indicative approach to help deliver the
vision for an improved public realm environment and will be subject
to review with stakeholders and developers going forward.
N
N.T.S
© OpenStreetMap (and) contributors, CC-BY-SA
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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Existing
Diagram 1 illustrates the existing baseline network prior to any
committed or proposed changes. As identified previously, East Bank
is currently heavily dominated by highway infrastructure which has
led to an area which is has relatively poor development potential
due to a landscape dominated by the car. Community severance is
caused by the large scale infrastructure and facilities for
pedestrians, cyclists and public transport users could be
significantly improved.
It is also noted that the highway network is known to be relatively
constrained in the AM and PM peak hours as a result of congestion,
primarily in the westbound and eastbound directions respectively
due to the tidal flow of traffic to Belfast city centre.
Diagram 1 - Existing transport layout
N
N.T.S
Key Railway line Existing vehicle access Existing cycle lane
36 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Stage 1 - Cycle path 2017
Implementation of the consented cyclepath link by DfI along
Middlepath Street.
Diagram 2 reflects the introduction of a 2-way cycle lane along the
southern edge of Middlepath Street. The cycle lane will occupy one
of the current 4 lanes and will provide connectivity to the
existing cycle link over the Lagan-Weir Bridge.
An additional toucan crossing point will be required to the east of
Queen Elizabeth Bridge and further to the east across Middlepath
Street leading towards Titanic Quarter rail halt.
Diagram 2 - Proposed cyclepath
N
N.T.S
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Stage 2 - BRT line 2018-19
Implementation of the CITI route BRT line which will occupy a
dedicated vehicle lane in both directions from the city centre to
Titanic Quarter.
This route forms an extension to the east-west BRT route and will
provide an improved public transport provision utilising a lane
over the Queen Elizabeth Bridge and also return across the Queen’s
Bridge.
There will be one remaining lane in either direction along Queen’s
Quay for non-BRT traffic. A BRT Halt is to be provided outside the
SSE Arena.
Diagram 3 - Implementation of bus priority route
Key Railway line Existing vehicle access Existing cycle lane Bus
priority route
N
N.T.S
38 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Stage 3 - Queen’s Quay highway improvements 2021-26
Development of the Odyssey Quays development will introduce a new
roundabout at the gateway to the development and the Queen’s Quay
masterplan will remove the existing Station Street flyover.
The removal of Station Street flyover is required to create
development space for the Queen’s Quay site. The road space for BRT
and vehicles in and out of Titanic Quarter along Queen’s Quay and
Station Street will need to be redesigned and aligned further east,
closest to the existing Quay Gate building.
Future pedestrian and cycleway provision could also be considered
from Odyssey Quays site across to City Quays development.
Diagram 4
N
N.T.S
Key Railway line Existing vehicle access Existing cycle lane Road
closed Existing access removed Anticipated development during
phase
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Stage 4A - City centre gateway creation 2021-26
Implementation of the Queen’s Quay site the Sirocco and creation of
the eastern gateway by removal of the approach flyover from the A2.
This stage will also require the relocation of the existing Park
and Ride facility once an alternative site further east has been
evaluated and implemented.
The removal of the eastern flyover will coincide with a phased
change to the 2-way flows along Middlepath Street and development
of the sustainable transport corridor along Bridge End.
The southern facing Sirocco site could be created to improve the
public realm along the Lagan alongside the new bridge connection to
the city centre.
Diagram 5
Key Railway line Existing vehicle access Existing cycle lane Bus
priority route Existing access removed Park and Ride relocated
Anticipated development during phase Development completed or under
construction
N
N.T.S
40 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Stage 4B - Bridge End boulevard creation 2027-37
A long-term aspiration for the East Bank development is the
creation of a sustainable transport corridor along Bridge End. The
new development sites fronting Bridge End would create an active
frontage with a phased re-balancing of the roads to Middlepath
Street. Key aspects include:
• Rationalising and rebalancing highway infrastructure enabling
strategic access but transforming the pedestrian, cycle and public
transport experience
• A high-quality public realm, active ground floor building
uses
• Two-way bus routing along Bridge End; • Dominant vehicle
movements re-balanced to two-
way flow along Middlepath Street
Diagram 6
Key Railway line Existing vehicle access Existing cycle lane Bus
priority route Existing access removed Park and Ride relocated
Anticipated development during phase Development completed or under
construction
N
N.T.S
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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42 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Appendix 2
Key transport and movement projects Phasing Delivery Comments
1. Integrated multi modal transport modelling, business case and
funding bids preparation
S Belfast City Council Transport NI
Refinement of integrated scenarios and their detailed testing.
Selection and development of preferred option, development of
business case and funding bids, detailed design of construction
phases
2. Introduction of a new car parking standard for all new
development in the East Bank area
S Belfast City Council In partnership with Transport NI the
development and adoption of a new car parking standard as part of
the Local Plan Framework
3. Middlepath Cycle path S Department for Infrastructure
Implementation of proposed cycle path
4. Bus Rapid Transport Network S Department for
Infrastructure
Implementation of the BRT network in the area linking SSE Arena,
Titanic Visitor Centre and NI Science Park to the city centre
5. Odyssey Quays development S/M The Odyssey Trust Company/Odyssey
Millennium Ltd
Impact of access to and from 2,700 car parking spaces to be
considered in light of additional car parking provision at Queen’s
Quay and Sirocco Quays
6. Queen’s Quay development S/M Department for Communities/Private
development Partner
Removal of Station Street flyover
7. Sirocco Quays S/M Sirocco Quays development
Improvements to Short Strand and Bridge End including contributions
to the realisation of Boulevard concept, improved pedestrian
crossings to Short Strand community area
8. Bridge End/Middlepath Street/Dalton Street M/L Department for
Infrastructure Transport NI
Implementation of new road hierarchy and allocation of road space,
removal of A2 flyover, introduction of two way routing, enhanced
bus access and improved pedestrian and cycle environment subject to
1. above
9. Rationalisation of A2 flyover M/L Department for Infrastructure
Transport NI
In partnership with Belfast City Council, DfI and TNI. Subject to
1. above
10. North-south pedestrian link M/L Department for Infrastructure
Transport NI
In partnership with Belfast City Council, DfI and TNI. Subject to
1. above
11. Relocation of Titanic Rail Station M/L Department for
Infrastructure Transport NI
In partnership with Belfast City Council, DfI and TNI. Subject to
1. above
12. Relocation of Eastside Park and Ride site M Transport NI
Closure of the existing car park creating a development site and
the re-provision of car parking in an outer location
The following tables should be read in conjunction with their
respective plan opposite.
See Figure 15.
Belfast East Bank Development Strategy - Stage 2 Report - Arup 2017
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03
04
05
06
07
08
09
10
Fig. 15. Key transport projects and movements plan
44 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Key development sites projects Phasing Delivery Comments
1. Odyssey Quays S/M The Odyssey Trust Company/Odyssey Millennium
Ltd
Area: 6.9 hectares, 17 acres Height: 5 to 29 storeys Size: 158,000
sqm, 1.7m sqft Uses: apartments, hotels, retail, offices, cafés,
bars, restaurants, community uses, car parking (2,700 spaces)
Planning approval granted
2. Queen’s Quay S/M Department for Communities/Private development
Partner
Area: 1.3 hectares, 3.2 acres Uses: mix to be determined Removal of
Station Street flyover and Handy Park surface car park facilitates
a larger development site opportunity Viability testing
ongoing
3. Sirocco Quays S/M Swinford (Sirocco) Ltd (part owned by St.
Francis Group)
Area: 6.5 hectares, 16 acres Uses: offices, housing, hotel,
apartment hotel, restaurant, cafe, local retail, multi-storey car
park, new pedestrian bridge across the River Lagan Current scheme
subject of public and stakeholder consultation until May 2017
4. Central Spine sites S/M Belfast City Council Private
Developers
Multiple sites requiring land assembly Potential for significant
development density and creation of enclosing building
frontages
a. Station Street to Dalton Street (West) S/M Belfast City Council
Private Developers
Requires removal of Queen’s Bridge (East) Handy Park surface car
park, adjacent surface car park and rationalisation of Dalton
Street
b. Dalton Street (East) to elevated railway line M/L Belfast City
Council Private Developers
Requires land assembly of existing employment space
c. Elevated Railway Line to Middlepath Street/ Newtownards
Road
M/L Belfast City Council Private Developers
Requires land assembly, removal of M3 off ramp, removal of park and
ride site and new rationalised road layout. Inclusion of existing
petrol filling station subject to feasibility
d. Scrabo Street/Middlepath Street (North) M/L Belfast City Council
Private Developers
Land assembly and rationalisation of M3 slip road required
See Figure 16.
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01
02
03
Fig. 16. Key development sites plan
46 Belfast East Bank Development Strategy - Stage 2 Report - Arup
2017
Key public realm projects Phasing Delivery Comments
1. East Bank Public Realm Design Guide and Manual
S Belfast City Council The guide will ensure the co-ordinated
design of the public realm identifying key design principles and
parameters, street furniture and materials palette, temporary,
event and pop up uses, public art and lighting, management and
maintenance, procurement
2. Lagan River front Pedestrian Walkway S/M/L Belfast City Council
The co-ordinated design and delivery of the Lagan Loop
concept
Section a - SSE to Queen’s Bridge S/M Odyssey Quays and Queen’s
Quays developments
The potential for temporary and pop up uses to draw visitors into
the area should be considered at an early stage. Queen’s Quay to
deliver major facelift and improvement of existing walkway
spaces
Section b - Queen’s Bridge to Lagan Viaduct S/M Belfast City
Council Upgrade of existing walkway
Section c - Lagan Viaduct to Albert Bridge S/M Sirocco Quays
development
To include new footbridge linking Sirocco Quays to Lanyon Quay and
Belfast Waterfront, River front Plaza and new extended board walk,
piers, pontoons and moorings
3. Odyssey Quays Plaza S/M Odyssey Quays development
Explore opportunities for alignment with the East Bank Strategy at
an early stage
4. Sirocco Quays Sirocco Quays development
Major public realm improvements are required of this
development
a. River front Plaza S/M Sirocco Quays development
River front plaza design to fully integrate with transformed river
front walkway spaces including extended board walk, view points,
piers, pontoons, moorings
b. Internal spaces e.g.. Bridge End Square, public court
yards
M Sirocco Quays development
The Spatial Framework Plan promotes a network of connected
courtyard spaces within major street blocks and the creation of a
space facilitating access to the relocated rail station and into
the site.
c. Key internal streets M Sirocco Quays development
To include a clear a hierarchy of streets, paths and walkways
d. Key external streets interface - Short Strand, Bridge End
M Sirocco Quays development
The scheme must contribute to the creation of a consistent building
line and frontage along Bridge End and Short Strand and the
realisation of the Bridge End Boulevard concept.
5. Key mixed use streets M/L Transport NI In partnership with
Translink, TNI and Belfast City Council
a. Station Street M Transport NI As above. Linked to the delivery
of Bus Rapid Transit and the Queen’s Quay development.
b. Sydenham Street M Transport NI Linked to the Odyssey Quays
development
c. Middlepath Street M/L Transport NI As above. Feasibility
study/traffic modelling required short term to determine possible
interventions. Financial contributions from frontage sites
required.
d. Bridge End M/L As above, Sirocco development
As above. Key bus, cycle and walking route, Boulevard Concept to be
further developed. Financial contributions from frontage sites
required.
e. Short Strand M/L As above, Sirocco development
As above. Improved pedestrian crossings to be included.
Note: S=Short Term, M=Medium Term, L=Long Term
See Figure 17.
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2c
03
Fig. 17. Key public realm projects plan
Key Proposed development Public realm Existing trees Proposed trees
Railway line Potential rail station
48 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Appendix 3
Sirocco site A 6.5 hectare (16 acre) former industrial site located
at Short Strand and adjacent to Bridge End and the River
Lagan.
The high quality mixed use redevelopment of this site supporting
the objectives and principles of the East Bank Development Strategy
is essential if the regeneration of the area as a whole is to
deliver the maximum social, environmental and economic
benefits.
Proposals which are inward-looking or poorly connected, which do
not fully address the potential of the riverfront should not be
supported. Development on the site should create continuity of
street frontages, a quality public realm and a mix of activity
during the day and into the night.
1
2
1. Concept diagram of extant planning consent for the Carvill Group
2. Site boundary
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Key design principles
3. Ensure that new buildings create continuity of built frontage to
all streets, spaces and pedestrian paths. Unnecessary set backs are
to be avoided unless enhancing the public realm. Frontages are to
incorporate main entrances and facilitate overlooking from upper
floors. New development should also create active ground floor uses
that interact with the street including cafes, bars, restaurants,
convenience and specialist retail.
4. It is envisaged that new frontage buildings will generally be
between 5 and 10 storeys in height. Subject to a coherent design
rational the opportunity exists for a limited number of taller
building blocks in excess of 10 storeys. In addition potential
exists to highlight building corners or building elements that
feature in key views via a selective increase in building height.
Arcaded building frontages should be included on the river front
and along primary pedestrian routes.
5. The objective is to achieve a unity of building frontage design
and avoid monotonous uniformity of height, elevation design,
materials treatments and roof lines. This will create visual
interest and rhythm in the street scene and help to create a world
class riverfront.
6. Public space should be the subject of a coordinated design
approach that incorporates significant areas of planting including
street trees and sustainable drainage systems, creates flexible
spaces that are able to host a range of activities during the day
and into the evening, integrate public art and creative
lighting.
7. The layout of individual sites should include high quality
external amenity spaces, parking (car and cycle) and servicing
spaces (including waste storage and recycling areas) to support
mixed uses, in particular residential development.
All development proposals for this site should respond to the
following key principles:
1. Ensure a coherent street and building block structure that
creates and defines key pedestrian routes, mixed use streets and
public spaces to include a clear definition of public and private
space. Large street blocks should be subdivided to create a finer
grain of development permeated by pedestrian routes and punctuated
by public spaces.
2. Buildings must provide active frontage to Short Strand and
Bridge End and contribute to the achievement of a quality
streetscape in both locations including, but not limited to, street
tree planting, footway widening, street furniture and lighting and
new and improved pedestrian crossings.
50 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Queen’s Quay A 1.3 hectare (3.2 hectare) site promoted by the
Department for Communities
Queen’s Quay represents a major opportunity to both reconfigure the
highway network via the removal of the Station Street flyover
within the vicinity of the site and deliver a major riverfront
mixed use development.
Contributing to the quality, coherence and activation of the Lagan
Loop pedestrian walkway at this location will be a critical factor
in the success of any scheme that comes forward.
Uncoordinated, overbearing and overscaled development will have a
negative impact on the city’s riverfront albeit that higher density
development and outstanding architectural
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1
Key design principles
All development proposals for this site should respond to the
following key principles:
1. Ensure that new buildings create continuity of built frontage to
the River Walkway and adjacent streets. Unnecessary set backs are
to be avoided unless enhancing the public realm. Frontages are to
incorporate main entrances and facilitate overlooking from upper
floors. New development should include active ground floor uses
that interact with the walkway and streets including cafes, bars,
restaurants.
2. New frontage buildings will generally be between 6 and 10
storeys in height. Subject to a coherent design rational the
opportunity exists to consider taller building blocks and to
highlight building corners or building elements that feature in key
views via a selective increase in building height.
3. It is envisaged that this prominent riverside site will be
composed of a mix of land uses
including offices, residential, possible hotel use, and bars, cafes
and restaurants at ground floor.
4. The riverside walkway must be significantly enhanced by any new
development. Overbearing development that compromises the usability
and attractiveness of the walkway should be rejected
5. Consideration should be given to ground floor arcades being
incorporated into the riverfront elevations to enhance the walkway,
and provide weather protection for spill out ground floor uses such
as cafes.
6. The objective is to achieve a unity of building frontage design
and avoid monotonous uniformity of height, elevation design,
materials treatments and roof lines. This will create visual
interest and rhythm in the street scene and contribute positively
to the riverfront.
52 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Odyssey Quays Site area: 6.9 hectares (17 acres), planning
permission granted in 2016 for mixed use development
This extensive and high density mixed use scheme is the first of
the major development sites to secure planning permission. Its
implementation will be a considerable boost to investor confidence
in East Bank if delivered and to the right level of quality. The
density and scale of development is considerable and includes a 29
storey tower component on the riverfront.
The proposal for the site includes residential apartments, two
hotels, cafes, bars and restaurants, retail, community uses,
offices, public realm improvements and car parking.
The scheme predates the East Bank Development Strategy. However,
the opportunity should be taken to reassess the integration with
the rest of the area in light of the strategy should the
circumstances arise or via a proactive development management
approach seeking to shape the area in a manner that delivers wider
benefits.
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1
2
3
Scheme refinement The proposed north south pedestrian link from
Sirocco river plaza to the Titanic Quarter may, subject to detailed
modelling, require the rationalisation of the M3 slip roads
adjacent to Odyssey Quays. This could suggest the better
integration of the proposed development and the link to mutual
benefit. It is noted that this part of the scheme is seen as a
later phase of delivery. In addition should the opportunity arise
the impact of the development on the Lagan Riverfront public realm
should be reconsidered.
1. Aerial perspective of the proposed scheme along Sydenham Road to
the proposed 29 storey tower adjacent to M3 Motorway Bridge
2. Aerial perspective of the proposed scheme from the south east
illustrating the height, scale and massing of proposed blocks in
relation to the SSE Arena
3. A revised sketch of the proposed tower and block fronting the
River Lagan
Odyssey Quays Developer: Odyssey Trust Company Architect: Henry
J.Lyons Architects
(All images copyright Henry J.Lyons Architects)
54 Belfast East Bank Development Strategy - Stage 2 Report - Arup
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Central spine sites Site Area: 5.7 Hectares (14 acres) approx
The central spine is composed of a number of sites in private and
public sector ownership. The overall objective is to secure the
mixed use redevelopment of sites, creating a coherent urban
structure characterised by continuity of new building frontages and
bringing activity along all streets.
The proposed rationalisation of the highway network and the
relocation or decommissioning of surface car parks will provide an
additional impetus for change in this part of East Bank. Subject to
feasibility study and business case development it is proposed to
relocate the Titanic Quarter rail halt to the central spine. This
would support development density and further reduce the need for
car parking and vehicular access potentially exacerbating traffic
congestion in the area. Land assembly may be required to support
the delivery of development and the realisation of the Bridge End
boulevard concept.
01
02
03
1. View to north east 2. View to Station Street flyover 3. View
east along Bridge End
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Key design principles
All development proposals in the area should respond to the
following key principles:
1. Ensure that new building create continuity of built frontage to
all streets. Unnecessary set backs are to be avoided. Frontages are
to incorporate main entrances and facilitate overlooking from upper
floors. New development should also create active ground floor uses
that interact with the street including cafes, bars, restaurants,
convenience and specialist retail.
2. It is envisaged that new frontage buildings will generally be
between 6 and 8 storeys in height. Additional storeys of up to 12
floors will need to be set back from the main frontage. Subject to
a coherent design rationale the opportunity exists to highlight
building corners or building elements that feature in key views via
a selective increase in building height.
3. The proposed relocation of the Titanic Halt railway station to
the central spine will increase public transport accessibility and
suggests that development density should respond to this
factor.
4. The objective is to achieve a unity of building frontage design
and avoid monotonous uniformity of height, elevation design,
materials treatments and roof lines. This will create visual
interest and rhythm in the street scene.
5. It is envisaged that pedestrian routes will be required to and
from the proposed relocated rail station to Middlepath Street and
Bridge End and that public spaces will be required to facilitate
access, to provide an appropriate setting and increase visual
linkages from adjacent streets.
6. The layout of individual sites should include high quality
external amenity spaces, parking (car and cycle) and servicing
spaces (including waste storage and recycling areas) to support
mixed uses in particular residential development. All proposals
should indicate a clear definition between public and private
space. Where a significant scale of development is proposed
consideration should be given to the provision of a car club
electric/hybrid vehicles for residents use.
7. It is envisaged that the central spine will be composed of a mix
of land uses including:
- offices - residential - bars/cafes/restaurants (ground floor) -
convenience and specialist retail (small
scale, ground floor)
For further information please contact:
City Centre Development Team Chief Executive’s Department Belfast
City Council C/O Cecil Ward Building 4-10 Linenhall Street Belfast
BT2 8BP
Telephone: 028 90270303 mailto:
[email protected]
www.belfastcity.gov.uk/consultations