OK, the title is a bit over the top but I needed something to catch your attention and now you’re here just a looksie (I promise it’s not about flags!).
It’s regarding the ’regeneration’ plan for the northern part of Belfast’s city centre.
For those of you not in the loop regarding such matters, here are the conveniently vague details:
http://www.futurebelfast.com/belfast-northside.html
The terms ‘regeneration’ and ‘redevelopment’ in NI seem to have become bywords for knocking down an old building and erecting new flats.
WHY is this the case?
Yes, North St and the streets behind the Belfast Telegraph building don’t look great in their current state but nowhere looks good after decades of neglect, conflict and demolition.
The remaining buildings COULD look good if given the chance.
However, it appears that the powers that be (mainly developers) don’t want to give them a chance rather they’d opt for the easier (and more lucrative) path of least resistance which is large scale demolition and new apartments. The developers make profit and we pay the price in the form of lost heritage.
Who am I to hold back progress? Well, no one. But I would argue that we can have progress, new accommodation and a regenerated area without this vandalism and I’d like to give a few examples of places that have opted for the more expensive (only in the short term though) and thorough option of retaining old buildings and giving them a new lease of life.
1/ Glasgow – Merchant City
In the 90’s Glasgow’s Merchant City area was a place that was in parts quite forbidding on account of all the derelict buildings, junkies and general neglect.
Now it’s a very popular area full of upmarket shops, cafes and eateries and not short of a tourist or two (but not like Temple Bar, that’s too much imho).
It also contains some of the most modern and stylish buildings in the UK or Ireland. The catch being that to look at these buildings one couldn’t tell that they were so modern on account of the external, original facades.
Large parts of this area retained the external walls of the old buildings despite the protests and nay-saying of developers; “can’t be done!” they would claim. “Too expensive!” said they. But the planning dept in Glasgow stood firm and the developers had to make do.
And make do they did. Lovely stylish apartments and shops in the confines of a preserved Victorian and Georgian cityscape.
Here are a few examples:
Old Sheriff court, Merchant City, Glasgow. Once a scary, derelict wreck, now an artistic hub surrounded by a pedestrianised area, housing a fine restaurant or two as well.
Ingram St, Merhant City, 1991. Façade retention.
The same part of Ingram st, 2015. The scaffolding in the previous pic has given way to a new building housed within the old façade (on the left). The rear of the old Sheriff court is on the right.
The façade of Glasgow’s GPO.
Glasgow’s GPO now.
2/ Dublin – Temple Bar
Most of you will know Temple bar so I shan’t put up any photos. It could perhaps be a victim of its own success as it is now the main area for tourists to hang around in. That being said, as overpriced as it maybe it brings in the tourists and the money all year round. From an economic point of view this is surely a good thing? How many tourists come to view modern flats that one can find anywhere else in the world?
Temple Bar was also earmarked for development/demolition, but the short leases that were offered out attracted artists and small businesses which sowed the seeds of its regeneration.
It’s been said that developers are very aware of this type of success story which is part of the reason why one won’t find a short lease in an area earmarked for regeneration. They’d rather lose money than have successful businesses take root and confound their plans e.g. The Sunflower Bar: http://www.belfasttelegraph.co.uk/sunday-life/news/save-the-sunflower-campaign-to-save-belfasts-best-pub-from-demolition-34253032.html
Ever wonder why there’s so many empty shops in the northern part of the city centre but so few are available for lease? Does it make sense now?
3/ Belfast – Cathedral Quarter
OK, you may not like the CQ but it’s a great deal better than what was there before (remember the seemingly wrecked-beyond-repair buildings?) and just because it is full of pubs does mean that pubs are a mandatory clause for alternatives to wholesale demolition.
THE PLAN
These proposals are at the planning stage.
This means that they are on display in the planning office in Belfast; 4 – 10 Linenhall street, Belfast.
Please pop in for a perusal of the plans.
If you are suitably vexed then demand to speak to a planning officer and voice your concerns (though try to focus on the economic benefits rather than emotional outrage).
It also means that now is the time to scupper them. The plans are so vague and not-so-well thought through that a planning officer is not obliged to rubber stamp them.
HOW?
Let them know you’re not altogether chuffed at the thought of wholesale demolition and that a rethink should be considered.
Simply log on to the portal and object (and include the ref number)
The planning portal can be accessed here: http://epicpublic.planningni.gov.uk/publicaccess/
If you follow this link you can search for applications across NI by address/key word or reference number. The ref for Northside is: LA04/2015/0577/O
You can go directly to the application here:
Simply register and then add a comment (tick the ‘object’ button too).
Try to make it more pragmatic e.g. loss of long term economic potential and detrimental to the tourist and leisure industries rather than an emotional ‘disgusted, Tonbridge Wells’ type comment.
MORE?
Well, there’s noises and grumblings about a campaign so if you’re interested then email; belfastrevival@gmail.com and they’ll keep you in the loop and advise you of any pow-wows that may be happening.
THE ALTERNATIVE
I am not advocating that we oppose student accommodation in Belfast. I am just saying that with a bit more effort we could have this student accommodation (and other flats too) integrated into the existing city scape.
The existing building fronts (if not the buildings themselves could be kept and incorporated into any new scheme.
(The Orpheus could have had its façade retained and a new student complex built within).
The warehouses could be converted.
There are more than enough successful examples of similar projects around the world, we simply don’t need to sacrifice yet another aspect of our heritage, something that makes Belfast ‘Belfast’.
There is a counterplan in development at the moment courtesy of outraged locals who see this scheme for the madness it really is.
Why should we opt for the demolition of our built heritage and suffer yet more bland buildings that one can find anywhere from Limerick to Houston, TX when we could have new buildings AND the old refurbished buildings AND an interesting area that would give tourists the excuse to hang around for an extra day or two or even be the clincher in the decision-making process of deciding where to go for a weekend break?
FINALLY
And if you are still doubtful as to how good old wrecked buildings can look then I’ll just leave this pictures for you to peruse *CUE MUSIC FROM BBC’S HARTBEAT*
*Actually scratch that, technical difficulties means there’s only 2 picture’s, a ‘before & after’ of the Olympia building in Bridgeton, Glasgow*
PIC 10
Jude, it’s about having the vision, drive and mutual agreement to achieve goals and objectives.
There are way too many looking over their shoulders, with a sense of fear for what the future may hold.
It’s about breaking that mould, just a pity Alliance continue to hold the balance within the Council.
That’s way we need all our people to get up and vote in mass.
Until they do, it will continue to stumble backwards and sideways.
Nonetheless, the simple demographics may suggest a sea change isn’t that far away.
Good grief I am in full agreement with Jude. Good well thought out blog entry.
Why thank you, Neill ( stumbles off in a daze…)
Oh God – now I see – Neill’s agreeing with AN GHOBSMACHT, not me…I should have known..
Nope, I stumbled off in a daze too Dr C.
Ah if it makes you feel better your not a bad bloke either.
Spot on
I lived in Glasgow when the Merchant City had just been redeveloped and have seen the Cathedral Quarter change in a similar parallel.
The charm of the CQ is the use of old buildings
I also lived in Perth Australia which is very modern but replaces great old buildings. I found it soulless compared to Melbourne which has kept it’s heart.
Once these buildlings go there’s no going back.
I agree entirely Dave. I lived in Melbourne too (Brunswick East & Fitzroy) and the use of old buildings is great.
If I recall correctly warehouse conversions and factory conversions were very much in demand.
I Often look around our city, which has been through a hell of a lot. There are so many areas in need of committed improvement. Bradbury Place , Botanic Avenue , Sandy Row, Gt Victoria Street and the Northside area highlighted here. So when interest is shown for improvement most want to grab it with both hands and run with it, especially when terms such as regeneration are used. It’s vitally important that whatever scheme we end up with that it has long term quality as part of it’s plan otherwise we are in danger of creating the worst kind of slums in a very short time. Retaining the character of our city is vitally important too. Right now there is a template for this low cost stick them up quick architecture and we should instead be creating stunning new buildings which set a standard rather than mimick Glasgow’s merchant quarter and the scruffy Templar in Dublin. Progress yes please but not at any price.
The sad truth is that Belfast has increasingly very little in the way of architecture to look at.
More buildings have been destroyed by developers than by bombs and all we get in their place is generic boxes bought off the peg, which add little or nothing to the visual impact of our cityscape.
North Street is being left to rot despite having some interesting and quirky buildings. No one has yet taken any responsibility to restore the arcade which is lying derelict many years after the fire.
Castle Street is the poor relation getting little or no attention.
As others have said the attitude of developers is to knock down, build cheap, maximise the income and to hell with the consequences.
Compared to Dublin, Glasgow and many other cities in these islands and beyond there is little that is pleasing to the eye in this town of ours.
BTW anyone who is interested.
There are almost 5000 signatures to save The Sunflower pub which is at the ground zero of these plans.
That sounds good but regrettably doesn’t matter diddly squat to the planning office.
They are only concerned about objections.
Better to have 50 logged and registered objections rather than 5000 petition signatures.
Here is the application: http://epicpublic.planningni.gov.uk/publicaccess/applicationDetails.do?activeTab=summary&keyVal=NR2M3ISV30000
The ref. number: LA04/2015/0577/O
I understand that there are varying levels of opposition with varying motivations and angles, but for anyone who is convinced that the plans should be reconsidered then this is by far and away the best thing anyone can do.
It takes about 5 mins.
One of my favourite places is George Square in Glasgow.
Very friendly, not a flag in sight, it is a cosmopolitan area, shared by all with no bullshit.
Belfast could do with something similar?
“we simply don’t need to sacrifice yet another aspect of our heritage, something that makes Belfast ‘Belfast’”
For me, what makes Belfast Belfast, is not any of its buildings, but its people. Their sense of humour is unique to this world.
What we need in Belfast is a similar shared space, free of symbols of division, somewhere that can host markets, feiles, open air events.
Where tourists can come and mingle with the people of belfast and take away memories.
Belfast is not about poxy buildings but its people and a unique brand of Irishness to be shared with the world.
Can we not have it all?
Not really sure what you are saying to be honest.
The infrastructure has been neglected for 40 years, Belfast sewage and water works are inadequate for the future yet the population grows. Homes are flooded regularly every few years which is a trend set to continue with climate change proving it exists.
There are also no capital construction plans to create jobs and wealth, we need roads and desperately need cheaper sources of energy or businesses will continue to close with more people losing their jobs.
If you can get it all, I am all for it. But while we are already costing the English tax payer 10 billion a year, I would like while they are still prepared to fork out for us, the money to be spent repairing the infrastructure and creating jobs as a priority.
Wouldn’t you agree?
Hi Jessica
What I’m saying is that while you prefer people over buildings (a fine stance) I’m saying that we could have nice buildings AND the same people.
By integrating the old buildings into the new plans we could have that (couldn’t we?).
The ‘regeneration’ plans involve landowners freezing out small businesses.
Developers oppose short leases BECAUSE it leads to a Temple bar, South Fitzroy, Trongate (Glasgow) scenario, where they’re not allowed to build bland apartment blocks.
Why would they want to go to the expense of refurbishing an old building to a high standard when they could simply let it rot, deprive locals of an employment opportunity and then knock it down under the guise of ‘redevelopment’?
Can you imagine if a certain property development company that owns half of Garfield St and the architectural Gem that was North St arcade (which mysteriously burned itself to the ground with 5 -7 incendiary devices) was told by the DSD “do those buildings up or we’ll vest them from you and sell them to some one who will, cub”?
North St arcade would once again be open for business (to the people of Belfast, a priority in your argument) instead of being turned into a car park (which is the current proposal).
The fine old building on Garfield st would be open for business too.
But no, as it is, they’re both rotting until such time as passiveness allows them to be toppled/turned into a car park.
As for your infrastructure ideas, yes, I agree, but that’s different topic.
To regenerate the area doesn’t necessarily involve bags of government money, it mainly requires the local government to make sure private developers follow certain guidelines.
Infrastructure does require bags of money.
I’m not advocating a use of public money, I’m advocating a use of public power and effective rule to encourage developers to be more sensitive to Belfast’s city scape.
George square, or rather the buildings around it were redeveloped with private money.
The GPO was built by a night club tycoon by the name of Stefan King. That was a big and expensive project.
It would have been cheaper and easier for him to cowp it and build from scratch, but he wasn’t allowed to.
And now it looks fantastic.
And you like George square.
And the public didn’t have to pay much for those buildings (as far as I can tell, open to correction though).
Furthermore, long term jobs come from things like tourist attractions and wot not. People visit areas like the Merchant City and Temple Bar and Fitzroy.
Why not add The Cathedral Quarter and Smithfield & Union to that list?
You get the people, employment and retain architectural heritage without sucking up government funds.
Aside from developers, who loses in that scenario?
It is sad and it is true that Belfast’s architecture has little aesthetically to offer its citizens and tourists. One of the few gems we had, the GPO, was callously torn down to erect the atrocious Castle Court. It intrigues me how planners came to that decision. Was history, aesthetics or tourism on the agenda? Or thoughts given to how the gruesome visage of the new developments might impact on the citizenry at large? I certainly get a better sense of well-being walking past the Georgian squares of Dublin or the Classical and Gothic splendours of London than the appalling facades of today’s Royal Avenue. What’s lost is lost and gone forever as someone sang and tarting up the horrific edifices we have been left with would serve no purpose. Probably better leveling them and turn the areas into parks with fountains, gazebo’s, abstract structures, benches etc. It would make the place look a lot better and the greenery would certainly increase my sense of well-being.
I spent 10 minutes writing and submitting a comment but it seems to have disappeared. If you find it please re-submit it for me.
Is there no way we can stop this madness? Belfast City Council continues to be a law to itself. It is disgusting. Great article. Maybe if there is critical mass of support for proper regeneration we might prevent the fascist architecture. Developers need to be named and shamed in my opinion.
There is indeed Martin.
The planning officers aren’t overly convinced on the plans that have been submitted.
But, unless there are objections then they’ll understandably have no reason not approve the plans either.
So thankfully, the plans are at their most vulnerable at present.
So the best and most effective thing to do is to use the links above, register and post a comment (and objection) on the planning portal website.
The developers won’t be expecting any backlash from the public because they seldom encounter any resistance.
There are an awful lot of people who would like to see things done differently, this campaign offers them a voice and the planners an insight.
so, to recap; object now and then (if successful) we’ll hit them with alternatives (and hopefully send a message too).
I must stress, I don’t want to portray the planning office as ‘the enemy’. They’re civil servants ergo they’re bureaucrats and think in a certain fashion which isn’t really receptive to emotional responses only procedural responses and objections.
So I think it’s important that we tackle it in this manner.
Food for thought and thanks for your comment