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Overview of Supplementary Planning Guidance
1.1.1-1.1.2Belfast·SPG009 Retail and Main Town Centre Uses
The following Supplementary Planning Guidance (SPG) provides additional advice and guidance specific to retail and other main town centre development. It applies to Belfast local government district a
commercialretailnon-domesticbelfastPurpose and Scope of the Guidance
1.2.1Belfast·SPG009 Retail and Main Town Centre Uses
The key objectives of this SPG are: • to set out the council's advice/guidance to provide a consistent basis against which to consider proposals for retail and other main town centre uses in Belfast l
commercialretailnon-domesticbelfastCompliance and Application of Guidance
1.2.2Belfast·SPG009 Retail and Main Town Centre Uses
Although the guidance contained within this SPG may not cover all site-specific issues that can arise, it covers the main considerations that will be considered when determining a planning application
commercialretailnon-domesticbelfastExpectation for Departure from Guidance
1.2.3Belfast·SPG009 Retail and Main Town Centre Uses
This is not to say that unconventional or innovative proposals will not achieve planning permission, but where there is departure from the guidance the council will expect detailed justification. In s
retailnon-domesticEarly Engagement and Pre-Application Determination Scheme
1.2.4Belfast·SPG009 Retail and Main Town Centre Uses
Belfast City Council encourages and welcomes early engagement with applicants to agree the scope of any sequential and/or impact test. Applicants are advised to utilise the council's pre application d
retailnon-domesticRegional Development Strategy 2035 Recognition of Belfast and Town Centres
2.1.1–2.1.2Belfast·SPG009 Retail and Main Town Centre Uses
The Regional Development Strategy 2035 (RDS) recognises the Belfast Metropolitan Urban Area as the major conurbation in Northern Ireland with a thriving retail, service, administration, cultural and e
retailtown-centrecommercialnon-domesticStrategic Planning Policy Statement Town Centre First Approach
2.1.3–2.1.5Belfast·SPG009 Retail and Main Town Centre Uses
The Strategic Planning Policy Statement (SPPS), published in September 2015, sets out regional planning policies for securing the orderly and consistent development of land in Northern Ireland under t
retailtown-centrecommercialnon-domesticLocal Planning Policy Framework
2.2.1–2.2.2Belfast·SPG009 Retail and Main Town Centre Uses
The Plan Strategy is the strategic policy framework, for the plan area, across a range of topics. It sets out the vision for Belfast as well as the objectives and strategic policies required to delive
retailtown-centrecommercialnon-domesticSensitive Uses and Additional Guidance
2.2.3Belfast·SPG009 Retail and Main Town Centre Uses
Please note for additional guidance relating to relating to main town centre uses which are considered sensitive in nature please refer to the Sensitive Uses SPG. These uses include, pubs and nightclu
commercialnon-domesticSequential test refusal for less preferable sites
3.1.8Belfast·SPG009 Retail and Main Town Centre Uses
Where it is established that an alternative sequentially preferrable site or sites exist within the proposal's whole catchment, an application which proposes development on a less sequentially preferr
non-domesticcommercialretailCompliance with sequential test and other material considerations
3.1.9Belfast·SPG009 Retail and Main Town Centre Uses
Compliance with the sequential test however does not guarantee that permission will be granted. The council will have to consider all material considerations in reaching a decision including an assess
non-domesticcommercialretailSequential test application to retail extensions
3.1.10Belfast·SPG009 Retail and Main Town Centre Uses
Where proposals relate to extensions to existing retail development the sequential test will also be applied. This approach is in line with para 6.281 of the SPPS which does not draw a distinction bet
non-domesticcommercialretailWhen sequential test is required
3.1.11Belfast·SPG009 Retail and Main Town Centre Uses
A sequential test should be applied when an application for retail or other main town centre development is proposed either in an edge of centre or an out of centre location. This is in line with poli
non-domesticcommercialretailsite-planningDesignated centres and hierarchy in Belfast
3.1.12Belfast·SPG009 Retail and Main Town Centre Uses
The designated centres for Belfast are the city centre, district and local centres as indicated in policy RET1 of the Plan Strategy document, which sets out the network and hierarchy of centres. As de
non-domesticcommercialretailsite-planningPolicy objectives of the sequential approach
3.1.13Belfast·SPG009 Retail and Main Town Centre Uses
The sequential approach is intended to achieve two important policy objectives: • First, the assumption underpinning the policy is that town centre sites (or failing that well connected edge of centre
non-domesticcommercialretailsite-planningRetail Impact Assessment submission requirements
3.2.1, 3.2.2Belfast·SPG009 Retail and Main Town Centre Uses
For the purposes of this policy, developers will be expected to submit a Retail Impact Assessment (RIA) for retail proposals and alternative impact assessment for other main town centre uses. Whilst t
retailcommercialmain-town-centrenon-domesticScope of Impact Assessment
3.2.12Belfast·SPG009 Retail and Main Town Centre Uses
Consideration will be given to whether the impact of a new out-of-centre development could undermine the viability and contribution of schemes in more sequentially preferable locations or prejudice th
non-domesticcommercialsite-planningImpact Assessment Does Not Guarantee Permission
3.2.20Belfast·SPG009 Retail and Main Town Centre Uses
Evidence showing that there would be no likely significant impact on a centre from an edge of centre or out of centre proposal does not guarantee that permission is granted. The council will have to c
retailmain-town-centrenon-domesticcommercialIdentification of Catchment Area
3.3.1Belfast·SPG009 Retail and Main Town Centre Uses
The identification of the catchment area, and the proportion of trade drawn from this area, is an important stage in the RIA and it will directly affect the assessment of trade diversion from competin
retailmain-town-centrenon-domesticcommercialSufficiently Wide Catchment Area Assessment
3.3.2Belfast·SPG009 Retail and Main Town Centre Uses
In addition to determining the catchments of the adjacent centres, the catchment area needs to be sufficiently wide enough to ensure that the influence of the proposal can be assessed.
retailmain-town-centrenon-domesticcommercialBase Year for Impact Testing
3.3.3Belfast·SPG009 Retail and Main Town Centre Uses
The base year for impact testing should generally be selected to represent the year when the proposal application has been submitted.
retailmain-town-centrenon-domesticcommercialDesign Year for Impact Testing
3.3.4Belfast·SPG009 Retail and Main Town Centre Uses
The design year for impact testing should be selected to represent the year when the proposal has achieved a 'mature' trading pattern. This is conventionally taken as the second full calendar year of
retailmain-town-centrenon-domesticcommercialExamination of 'No Development' Scenario
3.3.5, 3.3.6Belfast·SPG009 Retail and Main Town Centre Uses
This should not necessarily be based on the assumption that all centres are likely to benefit from expenditure growth in convenience and comparison goods and should reflect both changes in the market
retailmain-town-centrenon-domesticcommercialCommitments and Cumulative Impact Assessment
3.3.7-3.3.10Belfast·SPG009 Retail and Main Town Centre Uses
Applicants must consider the effect of known commitments and consider the cumulative impact of the proposals in question. In judging which commitments should be considered, it will be relevant to con
commercialnon-domesticretailFall-Back Scenario Consideration
3.3.11-3.3.12Belfast·SPG009 Retail and Main Town Centre Uses
The second consideration is the so called 'fall back' scenario, i.e. where through an extant permission or permitted development rights it is argued that there is a 'fall back' position which may be i
commercialnon-domesticretailStep 4: Assess the proposal's turnover and trade draw
3.3.13Belfast·SPG009 Retail and Main Town Centre Uses
This can be achieved by drawing on information from comparable schemes, the operator's benchmark turnover of convenience and comparison goods, and carefully considering likely catchments and trade dra
retailnon-domesticcommercialsite-planningStep 5: Consider a range of plausible scenarios in assessing the impact of the proposal on existing centres and facilities
3.3.14Belfast·SPG009 Retail and Main Town Centre Uses
This may require breaking the study area down into a series of zones to gain a finer-grain analysis of anticipated impact (for example, by drive-time band). This may also require inclusion of committe
retailnon-domesticcommercialsite-planningStep 6: Set out the likely impact of the proposal
3.3.15Belfast·SPG009 Retail and Main Town Centre Uses
Any conclusions should be proportionate, for example, it may be sufficient to give a broad indication of the proportion of the proposal's trade draw likely to be derived from different centres and fac
retailnon-domesticcommercialsite-planningWhat is an assessment of need?
3.4.1Belfast·SPG009 Retail and Main Town Centre Uses
An assessment of need identifies the needs of consumers and the requirements of retailers, leisure operators and others proposing development for main town centre uses. Consideration should be given a
retailnon-domesticcommercialsite-planningProportionality and scope of needs assessment
3.4.2Belfast·SPG009 Retail and Main Town Centre Uses
The SPPS states that when undertaking an assessment of need, this should be proportionate to support the application and may incorporate a qualitative and quantitative assessment of need taking accoun
retailnon-domesticcommercialsite-planningBasis of needs assessment calculation
3.4.3Belfast·SPG009 Retail and Main Town Centre Uses
The basis of any needs assessment will normally consider the proposed expenditure growth of the council area and quantum need for floorspace, minus the floorspace required for committed developments.
retailnon-domesticcommercialsite-planningNeeds Assessment for Specific Retail Types
3.4.4Belfast·SPG009 Retail and Main Town Centre Uses
Where proposals relate to a specific type of goods (for example, a DIY retail warehouse) it may be appropriate to focus the needs assessment on that specific sector, notwithstanding the need to consid
retailcommercialnon-domesticUnconditional Consent and Assessment Requirements
3.4.5Belfast·SPG009 Retail and Main Town Centre Uses
If unconditional consent is sought for retail or other uses (for example, with no limitation on net sales area, unit sizes, range of goods and so on) then the supporting assessment should examine all
retailcommercialnon-domesticOffice Impact Assessments and Sequential Test
3.5.1Belfast·SPG009 Retail and Main Town Centre Uses
There is a policy presumption in favour of directing larger offices towards city centre and a sequential test should apply to proposals for office development not located within an existing centre or
officenon-domesticcommercialOffice Role in City Centre Economy
3.5.2Belfast·SPG009 Retail and Main Town Centre Uses
Offices play a significant role in the defining of Belfast city centre's economic function. They help to generate footfall and support vitality and viability and regional policy seeks to ensure that B
officenon-domesticcommercialOut-of-Centre Office Development Requirements
3.5.3Belfast·SPG009 Retail and Main Town Centre Uses
For offices proposals above a threshold of 1000m² that are to be located outside a designated centre applicants will be expected to demonstrate that it will not either by itself or in combination with
officenon-domesticcommercialout-of-centreDistrict Centres Policy Context
3.6.2Belfast·SPG009 Retail and Main Town Centre Uses
As district centres are the next level below the city centre in the centre hierarchy for Belfast, the policy seeks to ensure that major retails proposals for such development are directed to these loc
commercialnon-domesticsite-planningLocal Centres Definition
3.6.3Belfast·SPG009 Retail and Main Town Centre Uses
Local centres comprise of small group of shops, typically a newsagent, small supermarket/general grocery store, sub-post office and other small shops of a local nature serving a small, localised catch
commercialnon-domesticsite-planningLocal Centres Hierarchy Position
3.6.4Belfast·SPG009 Retail and Main Town Centre Uses
Local centres are positioned below district centres in the centre hierarchy for Belfast. Policy RET 3 sets out a number of criteria that development proposal must comply with.
commercialnon-domesticsite-planningUnit Size and Impact Restrictions Rationale
3.6.5Belfast·SPG009 Retail and Main Town Centre Uses
The restrictions set out under criterion (a) seek to ensure that the size of both convenience and comparison units reflect their position within the overall hierarchy of centres and do not adversely i
commercialnon-domesticsite-planningPolicy RET 3 – Local Centres Retail Development Criteria
Policy RET 3Belfast·SPG009 Retail and Main Town Centre Uses
Within local centres planning permission will be granted for a proposal for retail development provided that: a. Any individual unit created (including by extension) does not exceed 500sqm gross exter
commercialnon-domesticsite-planningaccessaccessibilityGlossary of Terms - Centres
Appendix 1Belfast·SPG009 Retail and Main Town Centre Uses
Centre(s) - Refers to Belfast city centre, district centres and local centres which provide a broad range of facilities and services and which fulfil a function as a focus both for the community and f
non-domesticcommercialsite-planningGlossary of Terms - Leisure Services
Appendix 1Belfast·SPG009 Retail and Main Town Centre Uses
Leisure services - Largely refers to the following uses: Restaurant/cafe/fast food takeaway (eating out); Public houses/bars/clubs (socialising with a drink); cinema, theatres and concert halls (enter
commercialnon-domesticDefinitions: Main Town Centre uses
Belfast·SPG009 Retail and Main Town Centre Uses
Main Town Centre uses - Retail development (including warehouse clubs and factory outlet centres); leisure, entertainment facilities the more intensive sport and recreation uses (including cinemas, re
commercialpublic-buildingnon-domesticsite-planningVitality & Viability Definition and Assessment Framework
Belfast·SPG009 Retail and Main Town Centre Uses
Vitality & Viability - Vitality is a measure of how busy a centre is, and viability is a measure of its capacity to attract ongoing investment for maintenance, improvement and adaption to changing nee
non-domesticcommercialsite-planning