SUR528

Group Written Report

Alicja Niedzialkowska B00751916

Nwaza N
Alisha Mc
Shea Murray
Contents
Executive Summary...........................................................................................................................2
Chosen Site........................................................................................................................................2
1.0 Introduction...........................................................................................................................2
1.1 Introduction.................................................................................................................................2
1.2 Strategic Significance of the Site..................................................................................................2
1.3 Planning Policies and Legislation.................................................................................................3
1.4 Environmental Considerations.....................................................................................................3
1.5 Economic growth, social cohesion and competitiveness.............................................................3
2.0 Feasibility Analysis.......................................................................................................................3
2.1 Site and Context Analysis.............................................................................................................3
2.2 Market Research..........................................................................................................................3
3.0 Development Proposal................................................................................................................4
3.1 Design Concept............................................................................................................................4
3.2 Funding Options...........................................................................................................................4
3.3 Project Timeline, Phasing Considerations and Exit Strategy........................................................4
4.0 Project Appraisals........................................................................................................................4
4.1 Physical Appraisal........................................................................................................................4
4.2 Environmental Appraisal..............................................................................................................4
4.3 Social Appraisal............................................................................................................................4
4.4 Financial / Development Appraisal..............................................................................................4
5.0 Final Project Evaluation................................................................................................................4
6.0 References...................................................................................................................................7
Executive Summary
 A notable issue identified pertains to the availability of parking space for patrons of the jazz
bar. In response, research was conducted on the average rate of parking costs, to understand
what costs will be associated for staff. Additionally, the proximity to public transport links
mitigates potential parking challenges fostering accessibility and sustainable commuting
options. Numerous parking facilities are conveniently situated in the immediate vicinity of
the site, with tariff information available in the table below, sourced from Parkopedia for
authoritative and precise information.

Carpark Location Walking Distance (Minutes) Rate per two hours

Little Donegall Street 4 £1.20
Library Street 5 £1.50
Lancaster Street / York Street 6 £0.80
Academy Street 7 £2.00
Kent Street 8 £2.00
Great Georges Street 9 £1.20

Chosen Site
This report focuses on the site situated at the intersection of North Queen Street and Frederick
Street.

1.0 Introduction

1.1 Introduction
This report aims to conduct a comprehensive analysis of the envisioned regeneration project
involving the North Queen Street / Frederick Street site. The site encompassing 0.6 acres (0.24
hectares), once accommodated a church hall. Presently, it features a surface covered in tarmacadam
and hardcore materials.

The selection of this site for regeneration stems from the vibrant impact of Ulster University,
injecting vitality into the surrounding area. Recognising the potential for further growth and
community development, the sites strategic proximity to the city centre and excellent connectivity
makes it an ideal location for regeneration. The selection of the site was also influenced by the
identification of the Housing Need Assessment (HNA). The Housing Executive identified 18 areas and
the shortfall for social homes within the subject area for 2022 was 739. This project addresses a
crucial gap in providing much needed housing solutions in the region. Notably, the Crumlin Road site
was excluded from consideration due to its heavy listing, reflected in its previous valuation of £1,
making the chose site a more viable and promising option for sustainable urban revitalisation.

The proposed development is a mixed-use scheme which comprises 43 no. two bedroom
apartments, a ground floor jazz and local artist bar, integrated green spaces, 43 no. designated
resident parking 3 of which are disabled parking. In this proposed development, out of the 43
apartments, 20 will be dedicated to social housing, 13 will be privately sold and an additional 10 will
be accessible through a buy to rent scheme, offering a diverse range of housing options. Existing
parking spaces delineated on the site perimeter will be repurposed requiring only a fresh coat of
paint for enhancement.

1.2 Strategic Significance of the Site

The site holds a strategic location in close proximity to Ulster University and various student
accommodation developments, enhancing its significance within the academic and residential
landscape. Bounded by Castle Court Shopping Centre to the south, Inner Ring to the west, Royal
Avenue to the east and Donegall Street to the north, this location holds crucial significance. The site
boasts excellent connectivity within easy access to M1 and M2 motorways via the nearby Westlink,
just a two-minute drive away. Additionally, convenient public transportation options such as the
Glider and rail services are within a few minutes’ walking distance, further enhancing its accessibility.

The chosen site plays a pivotal role within the broader context of the Inner Northwest areas
regeneration plan. The plan, which is actively underway, encompasses 20 acres of land. Notably, over
10 acres of this land consists of currently vacant or underdeveloped brownfield land, presenting
substantial regeneration potential. This strategic initiative seeks to transform these areas, unlocking
their latent possibilities for renewed urban development and community enhancement. Aligned
with the vision for this specific region, the strategy aims to transform it into a dynamic hub, fostering
a seamless integration of work, living, shopping and leisure activities. Envisioned as a mixed-use
shared neighbourhood, the sites significance lies in its key contribution to the realisation of a vibrant
and inclusive community, reflecting a comprehensive approach to urban renewal and sustainable
development.

There is a lack of street frontages due to undeveloped sites and long-term dereliction within the area
of the subject site. This unique development holds the potential to address deprivation in the area by
revitalising neglected spaces. Through thoughtful planning and execution, the project aims to offer
not just physical regeneration, but also economic and social upliftment. One notable aspect is the
inclusion of a ground floor space dedicated to fostering local arts and culture. With a bar providing a
platform for local artists to perform, the development becomes a vibrant hub for creative expression.
This cultural infusion adds a dynamic layer to the community, encouraging a sense of identity and
pride. Moreover, by actively engaging with the arts, the project seeks to establish a welcoming
environment, further enhancing the well-being of residents and promoting a lively and atmosphere
within the neighbourhood.

1.3 Planning Policies and Legislation

1.4 Environmental Considerations

This table outlines key factors, associated risks, and suggested mitigation measures across
pre-construction, construction, and post-construction phases.

Phase Environmental Risks Mitigation

Factors Measures
Pre-construction Ecological Impact Disruption to local Conduct thorough
ecosystems environmental
 impact
assessments
Soil Quality and Contaminated soil Remediate
Contamination affecting contaminated
construction areas before
building
Archaeological Discovery of Collaborate with
Considerations historical archaeologists for
surveys
Construction Noise and Air Disturbance to Implement sound
Pollution nearby residents barriers and dust
control
Water Runoff impacting Install
Management water quality sedimentation
basins and erosion
control
Waste Improper disposal Implement
Management of construction recycling and
waste waste
management plan
Post-construction Biodiversity Habitat loss and Establish green
Conservation fragmentation spaces and
wildlife corridors
Energy Efficiency High energy Incorporate green
and Sustainability consumption in building
buildings technologies
Long-term Unforeseen Regularly monitor
Environmental impacts emerging and assess
Impact post-construction environmental
Assessment effects

Development on Land Potentially Affected by Contamination

The development needs to consider potential risks to the water environment, including
groundwater, due to impacts from potential contamination because of previous industrial
use of the site. The site was previously used to hold laydown materials and equipment and
hence contamination needs to be taken into consideration with the correct measures in
place. The planning application for this site will need to be at a minimum, accompanied by a
Preliminary Risk Assessment (PRA) report. In the event of potential pollutant linkages being
identified, a suitable Quantitative Risk Assessment QRA may be needed. If unacceptable
risks are identified, a remediation strategy may be required. The management of waste and
the movement of materials on and/or off-site should also be considered throughout the full
land contamination risk management process.
1.5 Economic growth, social cohesion and competitiveness.

2.0 Feasibility Analysis

2.1 Site and Context Analysis

The subject site spans 0.6 acres and is currently surfaced with tarmacadam and hardcore materials.
The site at North Queen / Frederick Street, though currently exhibiting signs of dereliction and
unpleasantness, possess key elements that can serve as a promising starting point for its
redevelopment. The ramped entrance serves as an advantageous feature, as the well laid tarmac
with minimal to no potholes provides a solid foundation for a new entrance. This condition ensures
the smooth accessibility, highlighting a practical advantage for the redevelopment project. Despite
the high – rise fencing delineating the perimeter, it signifies a clear boundary that can be integrated
into the redevelopment plan. The need for levelling where the church hall once stood underscores
the sites potential for structural improvement. The strategically positioned parking spaces around
the perimeter, including at the entrance & exit, offer practicality and a foundation for efficient traffic
flow. Recognising the site’s current state as a starting point highlighted that steps taken during
redevelopment have the potential to unveil a transformed purposeful space, overcoming its current
derelict condition.

Figure. Photo showing site in current condition.

The subject site is located within the Inner Northwest of Belfast. The development site under
consideration is strategically positioned, situated directly opposite Ulster University, the site is
adorned with numerous student accommodation buildings. The city centre shopping area is just a 2-
minute walk away. The McGurks Way / Lancaster Street residential estate is situated directly behind
the site. A redevelopment initiative holds the potential to seamlessly connect and enhance the
cohesion of the surrounding residential areas with the city centre and the inner northwest area.

One of the most compelling aspects of the site is its exceptional connectivity. As mentioned earlier in
this report, the development boasts direct access links to several major motorways. The area
benefits from the convenience of multiple bus services, easily accessible from multiple bus stops
around the surrounding the site. Additionally, four key transport hubs are within a 15–20 minute
walk, and the upcoming Weavers Cross transport hub is just a short 10-15 minutes away. The second
phase of the Belfast Region City Deal further enhances connectivity with The Glider, offering a high-
quality public transport service every 7 minutes. For a visual representation, the bus services can be
observed in the figure below, emphasising the comprehensive transportation network within walking
distance of the site.

Figure. Map showing nearby bus stops.

The subject site is strategically located within the Inner Northwest concept regeneration area, which
presents promising opportunities for development. One notable aspect of this area is the presence
of significant heritage buildings that need investment and creative reuse. Unfortunately, the long –
term neglect and prevalence of surface level in the area have contributed to a fragmented and
uninviting environment. This issue has resulted in a sense of insecurity among the residents and
visitors, tarnishing the overall appeal of the region.

As we explore the prospects of regeneration, its essential to acknowledge the array of stakeholders.
For the local community, the development holds the promise of restoring the overall appeal of the
region, which as previously mentioned, has been tarnished over time. The revitalisation effort aims
to creative a more cohesive connection between the community and the city centre, fostering a s
sense of community among residents. Additionally, the development seeks to counteract any
negative impact on the neighbourhoods inviting appeal, potentially stemming from urban decay. By
enhancing the aesthetics and functionality of the area, the project aims to contribute positively to
the local community’s wellbeing and create a more harmonious relationship with the city centre and
its surrounding neighbourhoods. The project is poised to positively impact local businesses, including
cafes and other commercial properties, by significantly increasing footfall in the area. The influx of
visitors drawn to the redeveloped space creates newfound opportunities for these establishments to
thrive, fostering economic growth and establishing a vibrant destination. This surge in foot traffic not
only boosts sales for existing businesses but also presents opportunities for new enterprises to
establish themselves within the rejuvenated community, contributing to a flourishing local
commercial landscape which currently does not exist in the area. For the public, this regeneration
brings forth an improved and inviting urban environment. Enhanced public spaces and amenities
contribute to an overall elevated quality of life, benefiting residents and visitors alike. The
development is a catalyst for job creation, starting with employment opportunities in construction
and extending in ongoing roles such as property management and maintenance contracts. As the
development takes shape, the ground floor bar becomes a source of employment, contributing to a
sustained economic growth and fostering a thriving, dynamic neighbourhood.

2.2 Market Research

The market research conducted lays a foundation for informed decision- making, providing insights
into the current dynamics and future opportunities that will shape the success of this regeneration
project. As per Savills market review report, Northern Irelands’ population is projected to grow by
1.3% to 1.9 million by 2050. Significant demographic shifts are anticipated, as outlined in the report.
The proportion of individuals aged 15-74 is projected to decrease by 34,000, comprising of 70% of
the population. These demographic changes underscore the importance of adapting housing
strategies to meet the evolving needs of an aging population. This could entail a change in the type
of residential real estate demand in the future, likely requiring a higher number of one- or two-
bedroom units. Referencing the 2020 Strategic Housing Market Analysis, the anticipated new
dwelling requirements over the 15-year span (2020-2035) underscore the pressing need for housing
development. With projections based on the medium household growth scenario, the study reveals
a projected 31,480 newly arising households across the Housing Market Area (HMA). Factoring in
additional requirements for changes in second homes, vacant dwellings and replacements for those
lost due to dereliction, demolition etc., the total new dwelling requirement rises to 42,690 for the
period 2020-2035. Considering the estimated 6,320 homeless individuals and families in the HMA,
coupled with the backlog from the impact of Covid-19, this results in an annualised total of 2,850
new dwellings to meet the housing demand.

Figure. Household projection scenarios, annual changes, Belfast Metropolitan HMA.

The residential property market in Belfast remains solid, with consistent interest in both rental and
purchase properties. Developers are exploring new housing concepts that prioritize
sustainability, wellness, and community living. According to the quarterly market report
by Propertypal (Housing Market Trends Q3), prices for new build residential homes have increased by
0.2% from the last quarter. House prices in Northern Ireland overall have rose by 3% in the
last quarter amid slowdown in new builds.

Figure. Percentage change of average house prices by type

Highlighted in a quarterly report by CBRE, the substantial commitment from Legal & General to
forward fund loft lines at Titanic Quarter has injected a significant boost into Belfast’s city centre
living sector. The buy to rent scheme is proving beneficial for multiple reasons: expediting the
delivery of new homes to address the housing crisis, aligning with Belfast’s target for new home
delivery in the city centre by 2035, and fostering the creation of inclusive communities – a desirable
environment for people of all ages and background to work, live and socialize. Sourced from an
analysis of property listings on Propertypal, the average prices for flats and apartments in the
designated area of Belfast range from £95,000 to £499,950. This data provides a comprehensive view
of the diverse pricing landscape within the specific locality. According to the data sourced from
Propertypal, rental prices for modern two-bedroom apartments in the city centre span from £650 to
£2,000 per month, reflecting a spectrum of option catering to various preferences and budget
considerations.

Figure. NI House Price Index (Q1 2013 – Q3 2023).

As indicated in Savills quarterly report, the leisure sector is poised for continued growth. A significant
development strategy introduced on 1st August 2023, is set to benefit over 700 pubs in Northern
Ireland. This initiative reduces the duty paid on drinks served in taps in pubs by up to 11p compared
to supermarkets. Complementing this, the government’s Brexit Pubs Guarantee, announced in the
Chancellors Spring Budget, ensures that pubs will consistently pay less alcohol duty than
supermarkets in the future. Additionally, the Tourism Strategy, spanning a 10-year horizon,
establishes a vision and mission for the growth of the tourism sector in Northern Ireland, outlining a
comprehensive plan for the coming years.

In 2022, office space uptake surpassed 2021 levels, yet occupiers exhibited a notable caution,
resulting in a year – end take-up remaining below pre – pandemic figures and down by 22% on the
five-year average. A total of £315,916 sq. ft. of office space was leased across 53 deals in 2022,
compared to 170,804 sq. ft in the previous year. Despite this increase, larger firms displayed
reluctance to commit to new accommodation, leading to a lack of large – scale activity in the market.
This cautious trend influenced our decision to focus on residential development, where demand and
growth opportunities appeared more robust and aligned with market dynamics.

Figure. Historic office take- up.

The table below presents comparable evidence of properties that directly align with the subject
property, offering a comprehensive overview of relevant market data.

Property Address Price Status Date Comments

College Ct Central, £1,800,000. Sale Agreed Portfolio of 15 2-
56 King Street, bedroom apartments.
Belfast, Constructed in c.2009.
BT1 6BZ This sale had fallen
through.
 Unit 16, £ Sale Agreed 1st floor two-bedroom
9 Brown Square, apartment.
Belfast,
BT13 2BW

304 College £ Sale Agreed 3rd floor two -bedroom

Central, apartment.
4 College Avenue, c.660 sq. ft.
Belfast,
BT1 6BB

Apt 1 Gardiner £149,950 On Market Ground floor two-

Square, bedroom apartment.
32 Gardiner
Street,
Belfast,
BT13 2GT

30 City Gate, £ Sale Agreed 2nd floor two-bedroom

Sussex Plac, apartment.
Belfast,
BT2 8LN

806 Margarita £ Sale Agreed 8th floor two-bedroom

Plaza, apartment.
Belfast,
BT2 8FF

The property market, much like various real estate markets, exhibits a cyclical nature influenced by
economic, societal and cultural factors. The project shapes a pivotal role in shaping these cycles, as
they have the potential to impact both demand and value. While successful regeneration can
rejuvenate and elevate the market, introducing new opportunities, three are inherent risks tied to
market fluctuations, economic uncertainties and the evolving preferences of residents. Navigating
these cyclical dynamics requires a careful balance to harness the benefits of regeneration while
mitigating associated risks in the property market.

The supply chain review reveals a diverse array of options available. Gas Networks Ireland operates,
and part owns two pipelines in Northern Ireland, ensuring a reliable and accessible gas supply. The
historical presence of a church hall on the site suggests existing electrical infrastructure. The
electricity supply infrastructure in Northern Ireland is well established, with reputable companies
ensuring a reliable network. Major players include NIE Networks, part of the ESB Group, which
manages the electricity distribution network. Additionally, Power NI is a leading electricity supplier in
the region, providing electricity to homes and businesses. These established entities contribute to a
resilient and efficient electricity supply chain, supporting the development and sustainability of the
projects in the region. As we assess the viability of the scheme, considerations extend beyond
energy sources to include factors such as water supply, sewage systems, and telecommunications
infrastructure. Evaluating the robustness of the supply, chain ensures the projects viability,
considering existing utilities and potential enhancements needed for seamless integration into the
redevelopment initiative.

3.0 Development Proposal

3.1 Design Concept

3.2 Funding Options

The financing scheme is within a rate of 8%, the money will be borrowed from The Development
Finance Investors / Building Society, as their services can provide a loan for up to 60% of GDV for
£250k-£50m property development

projects (The Development Finance Bank, 2017).

3.3 Project Timeline, Phasing Considerations and Exit Strategy

The development program will take up to 33 months to be accomplished. The program will be
divided into 3 main program main activities. The first activity is the preparation and submission of
the planning, application which will take up to 9 months to be finalized. The second activity is the
construction activity which will take up to 18 months. The last activity is marketing which will 8
months for Apartments, and apartments to be sold and let (See Table. 07).

Development program for the Proposed Scheme

Year 01 Year 02

Preparation Of 6 months
Planning Application

Submission Of 3 months
Planning Application

Construction Period 18 months

Marketing Period 18 months

Phase l

Marketing Period 6 months

 Phase ll

The marketing period propped for the chosen option of property development contains two mains

phases. In fact, the marking period in residual appraisal combined these two phases into one phase.

However, the whole two phases take 6 months to finalize.

Phase I Residential: 6 Months

A survey conducted by asking many developers of property projects around Oldham about the

market time for the sold 2-bedroom apartments, and it the result shows that it took from 4-5.5
months

for apartments to be sold. Thus, 6 months is set as the marketing period for the apartments.

The reason why the marketing period start at the end of constructions period is the fact that

advertisement companies prefer to lunch the advertisement campaign until the constriction is
finalized,

to take photos of the actual on-site spaces.

Marketing strategy:

The marketing campaign is small in scale comparing with other property development marketing

campaign, as the suggested cost for letting and sale investment is £90,288 includes all agent,
marketing

and legal costs. Estate agent will be hired to lunch advertisement campaigns in property magazines,

newspapers and websites. As well, a brand concept and website will be created to identify all the
development phases. On the other hand, an on-site board will be placed to attract pedestrians and
drivers to the property development project address and links.

4.0 Project Appraisals

4.1 Physical Appraisal

4.2 Environmental Appraisal

4.3 Social Appraisal

4.4 Financial / Development Appraisal

5.0 Final Project Evaluation

Navigating the complexities of land utilization was a key issue identified in the regeneration project
for the site at the corner of Upper North Queen Street and Frederick Street. The existing layout,
predominantly composed of tarmacadam and hardcore, necessitates thoughtful consideration to
seamlessly integrate new structures or amenities. Striking a balance between optimizing spatial
efficiency and adhering to contemporary design principles is imperative for the successful and
harmonious transformation of this unique urban space. Incorporating residential apartments, green
spaces and designated parking areas reflects a well – rounded approach to the regeneration project.
By strategically allocating space for apartments, the project addresses housing needs, while
integrating green spaces enhances the overall quality of the environment, promoted well being and
community engagement. Simultaneously, the inclusion of thoughtfully designated parking spaces
ensures practical accessibility for residents and visitors. This balanced combination not only caters to
contemporary urban living but also contributes to a sustainable and harmonious urban landscape at
the site.
6.0 References

https://pdf.euro.savills.co.uk/ireland-research/market-in-minutes/northern-ireland-research/
northern-ireland-market-review-and-outlook-2023-compressed-(1).pdf

https://en.parkopedia.co.uk/parking/frederick_st_belfast_bt1_2/?
arriving=202312071400&leaving=202312071600

https://www.nihe.gov.uk/getattachment/51dc3dca-9fc5-4619-a138-4a475c29ec53/belfast-strategic-
housing-market-analysis.pdf

https://www.ons.gov.uk/peoplepopulationandcommunity/housing/bulletins/
privaterentalaffordabilityengland/2022

https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/
populationestimates/bulletins/annualmidyearpopulationestimates/mid2019estimates

https://www.ninis2.nisra.gov.uk/public/SearchResults.aspx?sk=population;

https://www.finance-ni.gov.uk/sites/default/files/publications/dfp/ni-hpi-statistics-report-q3-
2023.pdfhttps://www.finance-ni.gov.uk/sites/default/files/publications/dfp/ni-hpi-statistics-report-
q3-2023.pdf

https://www.gasnetworks.ie/corporate/gas-regulation/northern-ireland/

The Pollution Prevention and Control (Industrial Emissions) Regulations (Northern Ireland) 2013
(legislation.gov.uk)

https://www.nihe.gov.uk/getattachment/51dc3dca-9fc5-4619-a138-4a475c29ec53/belfast-strategic-
housing-market-analysis.pdf