A controversial application for a short term let accommodation close to the city centre has been delayed for a council site visit.
An application to the Belfast City Council for the “retrospective change of use” from residential to short-term let accommodation at 39 Hamilton Street, in the Market area off Cromac Street, has been deferred at the City Hall Planning Committee for elected representatives. The applicant’s name is Aaron Basi.
The building at the site has been operating as an AirBnB style short term accommodation without permission for almost two years, to the consternation of local residents and local elected representatives.
Earlier this year Belfast councillors warned that communities all over the city could soon face a housing crisis caused by short-term lets, similar to the crisis caused by HMOs in areas such as the Holyland.
At the September meeting of the council’s Licensing Committee, elected representatives and a council officer made reference to allegations that Tourism NI were certifying properties as short-term lets before they had planning permission, with one councillor stating short term lets were the “wild west” of the housing sector.
Short-term let accommodation refers to renting out a property or room for a short period, from one night to a few weeks or months, rather than for a permanent residence. Platforms like Airbnb and Vrbo list these types of rentals, which offer visitors more choice and a different experience from traditional hotels.
The Hamilton Street property consists of a three-bedroom, three-storey brick-built property, and is a Grade B2 listed building located within the Linen Conservation Area.
The design and access statement by the applicant’s agent states: “The short-term let has been operating since March 2024. The client was not aware of the change in Belfast City Council planning rules regarding short-term lets and is applying for permission to formalise the use and comply with the short-term let planning policy and guidance.” The agent states the short-term let has been “a successful enterprise”.
On the Planning Portal, six objections have been forwarded regarding the application, including one by the SDLP, who claim the application “fails to meet the requirements of Belfast Local Development Plan Strategy”.
The SDLP statement adds: “In my view the applicant has failed to demonstrate that it would be complimentary to surrounding residential uses and will not result in any adverse effects on existing residential amenity.
“Hamilton Street is an established residential area and is home to a significant number of properties which are private homes either as owner-occupied or on long-term lease. Indeed 39 Hamilton Street itself was in operation as a residential property for nearly 200 years until it commenced use as a short-term let premises without planning permission.
“It was granted B2 listing over 30 years ago as a house. Likewise, 41 Hamilton Street was listed on the same terms as a house. Number 37 is in residential use. The vast majority of properties in the immediate vicinity and adjacent streets, Grace Street, Joy Street, Catherine Street North and Cromac Street, are residential properties.
“This is firmly established as a residential area of nearly two centuries’ vintage, and therefore the presumption in favour of retaining residential stock should be applied, and this house retained for residential purposes.”
It says: “Creating a commercial short-term let is likely to disturb (the area) by generating additional noise due to the increased number of people coming and going, and noise being generated at unsocial hours due to the nature of the property and its proximity to the city centre, resulting in late night and early morning arrivals and boisterous activity within the property. Reports from neighbours suggest this has already been the experience during the period that this property has operated without planning permission.”
It adds: “If this planning permission were granted it would not only have a negative impact on people living in the immediate vicinity of the property in terms of their continued amenity and enjoyment of this as a residential area, but it would also result in a wider loss of character and sense of community in an area already under pressure due to its location.”
A local resident stated in a letter of objection: “This is commercial letting creeping into an established residential area. Multiple AirBnBs operate in City Gate and surrounding streets. This takes a permanent residential property off the market, driving up rents.”
Another local said: “This area of the Market is a historic residential area that is well settled with families who have lived there for decades. I believe therefore to make this a Airbnb would be very damaging to the character of the Market which has heritage stretching over two centuries.
“I would also be concerned about the environmental factors should this application be successful; residents already struggle with waste issues such as littering and fly tipping in the area and the addition of an Airbnb would make this more difficult to deal with.
“I would worry about the parking situation in a street already having issues with residents finding issues to park and I would be concerned about the potential for anti-social behaviour on a street that has both families living on it but it is also close to Chapelfield fold which is home to elderly people and people with disabilities who would be disproportionally impacted by this.”
The application is expected to return to the Belfast Council Planning Committee early next year.
