Architecture and Masterplanning in Belfast
Land to Homes designs residential schemes in Belfast from first sketch to planning drawings. For a single infill plot that might mean one carefully placed house; for a larger field, a phased masterplan with roads, open space and a mix of homes for sale, rent and affordable tenures. Good design is often what makes a council comfortable saying yes.
Belfast · BT1Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Our work around Belfast
Belfast (BT1) is the hub of our County Antrim coverage, with 6 further towns covered. The nearest other places we cover are Castlereagh (2 miles), Newtownabbey (4 miles) and Lisburn (7 miles).
Near Belfast, we look at in-principle consents that still need detailed approval, schemes that need redesigning to work and sites that need a fresh planning strategy. In Northern Ireland, where Belfast sits, planning decisions are made by the 11 district councils, with the Department for Infrastructure deciding regionally significant applications.
If you have a site near Belfast that is stuck, a short call is the best place to start.
Why work with Land to Homes in Belfast
Design codes followed
Where a council has adopted a design code or design guide, we design to it and explain in the design statement how the scheme responds.
Drainage and ecology built in
Sustainable drainage, biodiversity and tree retention shape the layout from the first sketch, rather than being squeezed in after the homes are placed.
Buildability checked
We test every scheme for construction cost and practicality, so the consent we seek is for homes that can actually be built and then sold or let.
Capacity studies
We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.
The Northern Irish system, as it applies in Belfast
Permission in Principle, an English route, does not apply in Northern Ireland. Instead, landowners near Belfast usually seek outline or full planning permission from the council. Developer contributions are agreed under Section 76 of the Planning Act (Northern Ireland) 2011, and there is no Community Infrastructure Levy. Land to Homes can take on that process through an option or promotion agreement, or buy a suitable site directly, subject to survey, title and contract.
In Northern Ireland, design is assessed under the Strategic Planning Policy Statement and the council's local development plan, with Creating Places, the regional guide to residential layout, still widely used. Building regulations approval is handled by council building control, and new roads usually need to meet Department for Infrastructure standards for adoption.
| Local planning document | Local Development Plan (LDP), made up of a Plan Strategy and a Local Policies Plan |
|---|---|
| Who decides applications | The 11 district councils, with the Department for Infrastructure deciding regionally significant applications |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 76 planning agreements under the Planning Act (Northern Ireland) 2011 (there is no Community Infrastructure Levy) |
Questions about Architecture and Masterplanning in Belfast
Do new housing schemes need sustainable drainage?
In most cases, yes. National and local policy usually expects new developments to manage rainwater sustainably, for example with swales, ponds and permeable paving. In Wales, most new developments need separate approval from the local SuDS approving body. We design drainage into the layout from the start, because it can take up a real share of the site.
What is a design and access statement?
It is a short report submitted with certain planning applications that explains the design principles behind a scheme and how people will get to and move around it. In England and Wales it is usually needed for major development and for some smaller schemes in sensitive areas. Scotland and Northern Ireland set their own requirements for design statements.
How do you make new homes fit in with existing streets?
We study the scale, materials, building lines and spaces of the surrounding area and design homes and streets that respond to them. On a village edge that might mean lower density and more landscaping; in a town, homes that follow the existing street pattern. Early talks with planning officers and neighbours help shape the design.
What is a masterplan?
A masterplan is a drawing and supporting document that shows how a larger site will be laid out: where the homes, roads, footpaths, open space and drainage go, and how the site will be built in phases. It gives the council and the community a clear picture of the scheme before detailed designs are prepared for each phase.
Can you manage a site in Belfast from planning to build?
On land we take forward ourselves in Belfast and elsewhere in County Antrim, including Antrim, Ballymena and Larne, we manage planning, design and construction. Tell us about the site and we will explain how we would approach it.
Read more: Architecture and Masterplanning · Guide: Planning permission explained for landowners