A Shaftesbury Square amusement arcade is to expand to a neighbouring building despite reservations being expressed at City Hall over its approval.
At the recent meeting of the Belfast City Council Planning Committee, councillors gave the green light for the change of use of ground floor of 23 Shaftesbury Square to amusement arcade including an extension and frontage alterations to allow for amalgamation with 22 Shaftesbury Square, beside the South Belfast NI Supporters Club. The application is by KB Shaft Limited, Newry.
The ground floor of 23 is currently vacant with whole building having been vacant since 2014. It will become an extension to Players.
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There were no third party objections, including those from residents or the statutory bodies. However, issues were raised at City Hall during the application, and the planning report gives a mixed picture of the application.
The report states: "Building Control, which is responsible for amusement licensing, is concerned that the proposal may result in a cumulative impact due to the number of amusement arcades in the surrounding area. There are other properties on the commercial frontage assigned to amusement arcade use and these are located at 14 Shaftesbury Square and 1-7 Donegall Road."
It states: "Building Control advises that one way to avoid a clustering is a policy restriction on ground floor extensions of existing establishments into adjoining units.
"Building Control gives reasons why amusement arcades are not considered compatible with retailing and regeneration. They are associated with low footfalls given their narrow appeal and it is highly questionable whether they add any vitality to an area.
"According to the 2010 NI Gambling Prevalence Survey, prepared by the Department for Social Development NI, only six percent of people availed of gaming machines. The screening of their gambling interiors to the passing public means that they do little to project an image that Belfast is open for business.
"Viewed in the context of the latter point the extension of the amusement centre into another ground floor unit, as opposed to vertically into the first floor, would be contrary to urban design guidance for Northern Ireland, namely the 2014 publication “Living Places - An Urban Stewardship and Design Guide for Northern Ireland”. It underscores the importance of creating an active street frontage at ground floor level.
"Building Control consider that in recognition of the Amusement Permit Policy’s objective to enhance the appeal of Belfast by protecting its image, the council considers the granting of amusement permits at ground floor level as inappropriate for this and other gateway locations."
Despite this, officers recommended elected represetatives approve the application. The report concluded: "Officers advise that the proposal is to extend an existing amusement arcade and not to create new amusement arcade premises. The site is located within the city centre where main town centre uses such as this are acceptable in principle. There would be no harmful impacts on the character and appearance of the area, amenity or transportation."
It adds: "The proposal includes alterations to the shop front to amalgamate the two units. Given the existing shop front at 22 Shaftesbury Square is in a state of disrepair the new shop front is of good quality and would improve the existing character and appearance of the area.
"Shaftesbury Square is commercial in character with the nearest dwellings located to the rear at St Georges Gardens. Environmental Health was consulted and has no objections. In view of the response from Environmental Health, it is considered that the proposal would not give rise to unacceptable noise and other environmental impacts. It is considered that the proposal would not give rise to demonstrable harm to the amenity of the area."
Green Councillor Áine Groogan told the Planning Committee: "I am a little concerned there is a proliferation in this area. There are plans to regenerate Shaftesbury Square and I wonder how they sit with this, in terms of that regeneration masterplan.
"It is an arterial route, in definite need of regeneration and more active frontages. This does the opposite of that, it takes away an active frontage. I appreciate that what is there isn't great."
She added: "If you look at the frontage of the Players building as is, and there's not much between it and the one beside it to be honest. I am not particularly convinced on it, but I appreciate the limitiation of planning policy in this regard."
The licensing regime at Belfast City Council is completely separate to the planning process and the grant of planning permission does not compel the council, as licensing authority, to grant an amusement arcade permit for the premises.
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