North Belfast elderly social housing block approved despite objections

Google Street View of the Hopefield Avenue site

A controversial plan for a new elderly social housing and wheelchair residential block in North Belfast has been approved despite a wave of objections from locals.

At the recent Belfast City Council Planning Committee meeting, elected representatives green-lighted an application for a three and a half storey residential development comprising 18 units, with three wheelchair apartments and 15 social housing, at 22-30 Hopefield Avenue, Belfast BT15, off the Antrim Road.

The applicant is NB Housing, of Crumlin Road, Belfast. Works also will involve new associated access, bin storage, boundary treatments, bike stands, car parking and site and landscaping works. The proposal is for active elderly social housing.

There will be a travel plan for all residents, with three year benefits with Translink, Belfast Bikes and also with Car Share.

Hopefield Avenue connects to both the Antrim Road and Cavehill Road. The site’s surrounding area is characterised largely by residential terraces dating from the Victorian and Edwardian period.

Council officers recommended the application to be approved. The council report states: “The site is a sustainable location for new housing with good access to amenities, shops, services, employment and public transport. The proposed development makes effective use of previously developed land, (with) land being a finite resource.”

The application received a total of 26 objections, 22 in the last week before the latest City Hall Planning Committee meeting.

The objectors raised issues including the impact on the character and appearance in an “area of townscape character.” They also warned of overdevelopment, issues with parking arrangements, loss of light, and damage to street trees.

One neighbouring objector in particular argued the case for dominance, and highlighted a perceived lack of space between proposed building and their dwelling, resulting in what they warned would be air flow and damp issues. This objector warned of potential noise issues with four new apartments directly attached to their property.

The objector also said they were concerned the proposal for active elderly social housing may change to general use housing, which could lead to antisocial behaviour. They also referred to a “lack of due diligence by the planning agent,” and highlighted the use of old photographs and street view images within the planning submission.

The council officer planning report states: “It is considered that the overall design, scale and massing will not create conflict with adjacent land uses. The proposal will create a quality residential environment that creates an attractive, locally distinctive and appropriate design in relation to the surrounding area.

“The layout/aspect of all buildings within the site is such that there will be no significant overlooking into neighbouring properties. There is a separation distance of approximately 15m from the rear wall of the proposed 2 storey element to the rear gable of the flats at Marsden Gardens. The separation distance is considered acceptable and in keeping with the guidance in ‘Creating Places’.

“There is also a similar separation distance between the existing properties located at Loughrey Court and those terraces situated on Marsden Gardens. The separation distance will ensure that dominance and overshadowing will not occur to an acceptable degree. “

It adds: “The Northern Ireland Housing Executive have confirmed a need for social housing in this location based on the waiting list through a consultation response and are supportive of the proposal. Although there does appear to be other land available in the general area, the surrounding area is not dominated by social housing. Therefore, the proposal is compliant with policy.

“The proposed housing mix has been informed by an analysis of the prevailing housing need in the area. Support for the proposed housing mix has been confirmed by NIHE for social housing through consultation stating that there is a need for two-bedroom houses in the area.”

There were no objections at the Planning Committee from any elected members, and the application was approved unanimously without a vote.

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