26 July 2004
SPELLAR ANNOUNCES START OF BELFAST CITY CENTRE MASTERPLAN
A further important step in the regeneration of Belfast City Centre got underway today, with the launch of a masterplanning exercise by Social Development Minister, John Spellar MP.
The Minister said: "The masterplan, which gets underway today, will establish the best possible use for the land in the North West area of the City Centre. It is another important step on the road to revive this historic area and a further milestone in our plans to renew and bring new life to Belfast City Centre."
The intention to commission the masterplan was announced by the Minister when he launched the Regeneration Policy Statement for Belfast City Centre, in April 2004.
"When completed, the masterplan will be an important pointer as to how this area will be developed. In particular, it will indicate what potential there might be to consolidate and expand the retail opportunities provided by Castle Court and provide additional retail development in a mixed-use context.
"I have particularly asked the consultants to make recommendations on the potential for locating a large department store in the vicinity of the North West Area. Such a development would anchor the retail opportunities in this area. By building on the Victoria Square regeneration scheme, which is due to open in Spring 2007, it would also realise the full potential of Belfast as the primary retail centre in Northern Ireland.
"The North West Area is also the gateway from the City Centre to the communities of north and west Belfast. I have directed therefore, that the masterplan should consider how we can use the City Centre as a springboard to revitalise and bring investment to the adjacent neighbourhoods, creating opportunity for all."
The Minister said that following consideration of the masterplan, the Department for Social Development will bring forward detailed proposals for the regeneration of the area, including, if necessary, the preparation of a Development Scheme and/or Brief.
The Minister added that he would make a further announcement shortly about the way forward for the proposed Cathedral Way Scheme in the North East Area of the City Centre, which is currently being appraised by DSD.
"This exercise is a further indication of Government’s determination to restore Belfast as the regional capital for retail, leisure and tourism. By everyone working together, we have an opportunity to realise the vision of a prosperous Belfast. Our challenge is to seize the opportunity and make it happen."
NOTES TO EDITORS:
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A consortium of regeneration and retail specialist consultants, led by G V A Grimley, will carry out the masterplanning exercise. The masterplan will address the range, mix and location of uses to maximise the physical, social and economic regeneration of the area. The Department will consult with Belfast City Council, key stakeholders and Westfield Shoppingtowns Limited, who have significant land holdings in the area. The masterplan will be prepared in two parts. The first part will address the area that lies within the Main Shopping Area, to maximise the retail led opportunity within this area. This will be completed by 30 November 2004. The second part will address the physical, social and economic regeneration of the entire area and will be completed by Spring 2005.
- The terms of reference for the Belfast City Centre North West Area Masterplan are set out in paragraphs 40 to 43 of the Belfast City Centre Regeneration Policy Statement (RPS), available on the DSD website. A copy of the section in the RPS, dealing with the North West Area, is attached.
The consortium of consultants appointed to carry out the masterplanning exercise is comprised of G V A Grimley, Benoys, Jon Rowland, MVA and Colin Stutt Consultancy. A short biographical note on the consultants is attached.
EXTRACT FROM BELFAST CITY CENTRE REGENERATION POLICY STATEMENT
North West Quarter
- This is an important area in regeneration terms, particularly the extended North West area beyond the Main Shopping Area, as it connects the City Centre to the communities of North and West Belfast. It provides the potential to consolidate and expand the retail offer provided by Castle Court, which already accounts for approximately 30,000 sq m of shopping and acts as a strong anchor to the west of the City Centre shopping area. It also provides significant scope to retain the historic character of the area, as the old street grid to the north of North Street and to the rear of Castle Court is largely intact; it has a number of fine Victorian buildings and has strong urban design attributes, particularly to the north of North Street; it also encompasses Smithfield Market.
- The Department recognises that the area to the north and west of Castle Court requires appropriate investment. The Department believes that the North West Quarter has considerable potential to provide additional retail development, where retail would be a primary use in a mixed-use context.
- The Department also notes that the promotion and implementation of any significant retail-based regeneration scheme in this area, is likely to require the Department’s statutory authority.
- The Department believes that the future regeneration of this area will require careful thought to ensure that:
the extended North West area as a whole, is regenerated in a way which maintains and strengthens the unique character of the area and maximizes the potential for mixed-use comprehensive development for this area;
the ‘blocking’ effect, which the current Castle Court Centre has had to connectivity and urban regeneration to the rear of the Centre, is avoided;
the regeneration better connects the area to North and West Belfast, removing blight and securing neutral space for all sections of the community in which to live, work, shop and enjoy leisure time; and
the regeneration complements the Victoria Square and proposed North East Quarter Schemes, by expanding the retail offer across the City Centre, at a pace which maximises the potential of the City Centre but recognises the need for a sequenced approach, in order to secure the maximum opportunity for the retail market and the consumer.
- Given the extent and importance of the major regeneration opportunity in the extended North West area, the Department will immediately commission the production of a masterplan to establish the best possible land use for the area. The masterplan will address the range, mix and location of uses to maximise the physical, social and economic regeneration of the area. The Department will consult with Belfast City Council, key stakeholders and Westfield Shoppingtowns Limited, who have significant land holdings in the area.
- The Masterplan will be prepared in two parts:
the first part will address the area that lies within the Main Shopping Area, to maximise the retail led opportunity within this area. This will be completed by 30 November 2004;
the second part will address the physical, social and economic regeneration of the entire area and will be completed by Spring 2005.
- The masterplan for this area will:
consider the nature, scale and timing provision of additional retail facilities, having regard to the priority accorded to the Victoria Square Development and retail developments elsewhere in the City Centre;
promote 24 hour access to the City Centre;
explore the potential for a mix of uses, including residential development;
explore the potential for retaining and developing a market function in the area;
ensure a high degree of connectivity with Royal Avenue and North-South towards Castle Street;
provide advice on the viability/deliverability of different development mix options;
significantly upgrade the pedestrian environment and improve pedestrian circulation and linkages;
resolve conflict between car parking, service traffic and pedestrian movement;
encourage active ground floor uses to bring life to the streets;
promote a scale and form of development that protects and strengthens the heritage and urban form of the area, with potential for statement buildings at the intersections, creating a distinctive sense of place;
respect and, where possible, reinstate the historic street pattern, ensuring that new buildings front on to these streets, in order to create a sense of living space;
put in place design guidance to inform the development process;
consider and address social exclusion;
maximise connectivity north and west to the adjoining residential neighbourhoods;
include guidance on public realm investment;
provide a co-ordinated approach to regeneration which takes account of proposed accessibility and transport arrangements, including proposals for the development and improvement of the public network;
draw upon exemplars of good practice for similar neighbourhoods in other UK and European cities;
clearly define the role of the Department and other public sector bodies in the regeneration of the area.
- Following consideration of the masterplan, the Department will bring forward detailed proposals for the regeneration of the area, including, if necessary, the preparation of a Development Scheme and/or Brief.
- Against this background, the following considerations will be relevant to the Department’s assessment of whether the use of statutory powers are in the public interest:
the extent to which proposals will regenerate the area on a comprehensive basis for a mix of uses and maximise the opportunities to preserve the unique character of the area;
the extent to which the retail elements will enhance the shopping function of the City Centre as a whole;
the extent to which proposals consolidate and enhance Castle Court as a key shopping centre;
whether or not the proposals comply with the masterplan proposed for the area;
whether or not the proposals would undermine and threaten the Department’s other regeneration initiatives, set out in this Statement;
the degree to which proposals promote connectivity between the area to the north and west of Belfast, by removing blight and securing neutral space for all sections of the community to live, work, shop and enjoy leisure time;
the extent to which any retail element of proposals would complement other retail led regeneration schemes within the City Centre, by providing an enhanced range of consumer choice, but in a timescale which does not undermine the proper establishment of other retail led regeneration initiatives.
- The selection of any Development Partner will be followed by a programme for the exercise of statutory procedures, which may include the publication of a development scheme, assistance with land assembly and road extinguishment, under the Planning (NI) Order 1991.
BIOGRAPHICAL DETAILS OF CONSULTANTS
GVA Grimley
GVA Grimley are Town Planners, Regeneration Consultants and Chartered Surveyors. The firm operates in all property disciplines, including specialist planning, regeneration and development. They have been involved in masterplanning projects in several UK cities, including Sheffield, Manchester, Liverpool and Leeds. Current and recent regeneration projects include the Elephant and Castle and Canada Water in Southwark, the Masshouse Project in Birmingham and The Bath Western Riverside project.
Benoys
Benoys are a retail masterplanning and architectural practice. They have defined masterplanning as ‘the development of future plans that allow for long term growth based on anticipated future requirements for land, buildings and related facilities’. Their recent high profile projects include the Bullring in Birmingham, Bluewater and the Manchester Millennium Masterplan.
Jon Rowland
This is an Urban Design Practice, set up in 1996. The practice carries out a wide range of urban design projects. They have a cross-professional attitude to urban development and regeneration.
MVA
MVA are Transportation Consultants, who have been associated with some of the major changes to the transport system in Northern Ireland, particularly the preparation of the NI Strategic Transport Model. They have been involved in the transport elements of various major developments in Belfast (Queen’s University/City Airport), in the Portadown Masterplan and have completed transport studies in various towns and cities in NI including Omagh, Lisburn, Ballymena and Bangor.
Colin Stutt Consultancy
This firm provides Public and Economic Policy Consulting, working at strategic policy level, both locally and internationally. The practice has worked for the European Commission as an expert advisor to the European Economic and Social Committee, as well as for local government, voluntary and community organisations and the private sector. They created the strategic framework for the Northern Ireland Science Park Foundations.
