THE lack of capacity within the sewerage and wastewater network in Belfast is increasingly placing limitations on new investment in the city.
Some developers investing millions of pounds in regeneration schemes and new build projects have been told they cannot connect to the network until at least July 2023, while other schemes are facing objections from NI Water.
The water and sewerage operator has warned for years that a lack of investment in water infrastructure sites across the north will limit development and impact the economy.
NI Water said there are currently capacity issues both Belfast wastewater treatment works (WTW) and within the sewer network in the city centre.
It said £10 million interim upgrade to the Belfast WTW is on schedule to be completed during the summer of next year.
But even after that, NI Water said capacity issues could still result in “negative responses” to development proposals.
A report to Belfast City Council’s planning committee last week included a response from NI Water to a £16.5m scheme on Queen Street, where it said the public system cannot presently serve the development “without significant risks of environmental harm”.
The office regeneration project, being undertaken by Argento boss Pete Boyle’s development firm Angus Properties, had been given the green light by NI Water last year.
But when the planning proposal was put before the council’s planning committee for final approval seven days ago, NI Water said the capacity in the system no longer existed.
The report said: “Due to the sewer network being at capacity in the Belfast catchment and sewer flows spilling from combined sewer overflows into the environment, NI Water recommended that no further connections should be made to this network.”
Planning officials recommended that the project be approved, but not occupied until foul and surface water drainage works have been completed.
Similar issues were raised by NI Water over the plans to transform the former Debenhams site in CastleCourt into a new city centre entertainment and leisure space.
NI Water only withdrew its objection when the shopping centre produced evidence on how its footfall had significantly fallen during the pandemic, resulting in reduced demand on the network.
In some cases, developers are being asked to fund temporary wastewater facilities at their own expense.
It’s understood a developer behind a 90-unit residential scheme in Belfast was recently asked to cough up around £350,000.
Alongside the soaring cost of raw materials, it’s expected to significantly drive up the cost of building projects.
One source involved in Belfast planning circles said some developers were already walking away from projects.
The lack of capacity in wastewater infrastructure right across the north was raised by a number of homebuilding companies last year.
NI Water’s website currently lists dozens of locations around Northern Ireland where it states that network capacity issues mean new planning applications may be declined.
The government owned publically funded company was last year granted £179m by the Department for Infrastructure for year one of a six-year £2 billion spending plan.
But it’s unclear if Stormont will be able to fund the entire remaining programme.
NI Water said the six-year programme will not resolve all the capacity issues, stating it will require “sustained investment over a longer 12 to 18 year period”.
In the case of Belfast, NI Water launched a plan in November which outlined how £1.4bn investment is needed in the city over the next 12 years.
It said the £10m upgrade works underway in the Belfast system will “cope with current and short-term future wastewater requirements” only.
Urging developers to contact them as early as possible before submitting a planning application, NI Water said it will not object to developments which have extant planning permission, or where there is a like-for-like or reduced load on the sewer network.
But it said the capacity issues in Belfast mean it will either recommend refusal, discuss developer funded options, or seek a condition that no connection is made to the sewer network until after July 2023.
“However, after this time it is still possible that negative responses may be returned due to sewer network capacity; each application will be assessed on a case by case basis,” said a spokesperson.
