Clyde Shanks News - AUTUMN 2020

NEWS |

AUTUMN 2020

WEATHERING THE STORM

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RESIDENTIAL

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LEISURE

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ENERGY

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WASTE

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REGENERATION

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AGRI-FOOD

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LICENSING

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INTRODUCTION

WELCOME WORKING THROUGH THE COVID STORM

Summer 2020 has been confined to the memory and the leaves on the trees have changed colour as we embrace Autumn in what continue to be unchartered times.

Some semblance of normality has returned with schools back in, team sport back on the agenda and a much desired routine re-emerging amongst family life.

But without doubt there is continued concern about what the coming weeks and months will bring as we battle against further waves of Coronavirus.

It is a year that no-one could possibly have imagined and certainly one that we will never forget.

socially distancing. Watching the daily bulletin from Westminster and then the follow up from Arlene and Michelle at Stormont to find out the latest Covid case tally. Easing the natural stresses and tension with a daily run or cycle.

And tending to the home schooling.

thanks to our strong IT capabilities we have managed to maintain our high level of service for clients and continue to remain productive across our diverse work portfolio.

March 2020 will be forever stamped in our minds in years to come when we recall how we experienced lockdown. Our one walk a day. The queue to enter the local supermarket,

We closed the Clyde Shanks office shutters on 16 March and thanks to our strong IT capabilities and excellent help from our external printing suppliers, Service Graphics, we managed to maintain our high level of service for clients and continue to remain productive across our diverse work portfolio. A return to the office and a rota balance of part office working and part home working has been ongoing since late June.

As a business we have maintained our professional team and continued to work hard across our diverse project work. We have adjusted to the initial home working and since June have embraced a flexible part office part home working routine.

As a busy planning consultancy we are operating in a new world with preapplication community consultation taking place online rather than in person.

Council planning committees have

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turned virtual and those old enough to remember can see the comparables with Celebrity Squares with limited attendance in person in Council chambers and elected members and applicant’s representatives joining via zoom and Microsoft teams.

Zoom and Teams calls have become second nature in the office as design team meetings with clients, architects and engineers happen on surfacepros with sharescreen the new normal in taking people through design analysis, planning policy and site context and general project advice and updates.

We remain optimistic that the coming months will continue to keep us all fully occupied with a good level of instructed work whilst being hungry and proactive in the market to seek out and hunt down more new work to reinforce what we have to do.

Our strength lies in the diversity of the type of work we do – housing, renewable energy, tourism and leisure, agrifood, waste, liquor licensing, mixed use and city centre development to highlight a few rather than being overly reliant on one particular sector.

We are delighted to have secured some great results for clients during these Covid days – notably a mixed use development at Comber Road, Dundonald including 119 dwellings and some 30,000 sq ft business space secured after negotiation on a section 76 legal agreement for Neptune group, assisting with getting revised design of former Norwich Union House in Belfast city centre for 6-storey office development and active ground floor uses for McAleer and Rushe approved (230,000 sq.ft gross) Phase 4 at the former Belvoir hospital site for Neptune including 79 apartments and a new holiday

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park in Portrush at the Magherabuoy chicane including 83 static and touring pitches and 13 glamping pods.

As we go to press on this edition we are also delighted to have secured planning permission at Belfast City Council’s planning committee for a 13 storey aparthotel for Andras House Ltd. Designed by Todd this promises to be a striking addition to the city centre at the meeting point of Bedford Street and Ormeau Avenue.

We hope you enjoy our latest news and look forward to better days ahead!

Clyde

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PLANNING PROCESS

PRE APPLICATION COMMUNITY CONSULTATIONS ADAPTING TO AN ONLINE APPROACH

Pre-Application Community Consultation (PACC) has been enshrined in the planning process for Major Developments since the Planning Act came into force in April 2015. PACC requires developers and their agents to engage with the local community and share with them preliminary proposals, and to take on board any feedback received before formally submitting a planning application. Fundamental to the PACC is the consultation event. This is explicitly identified as an in-person event in the Planning Act. As with many facets of the Northern Ireland planning system, community consultations felt the shockwaves of the lockdown and social distancing requirements introduced to combat the COVID-19 pandemic. These

measures required the Department for Infrastructure to be agile and innovative in finding a workable solution where in-person meetings were no longer possible, but where the wheels continue to turn in progressing major development proposals through the planning process.

Whilst this approach has not been perfect in practice, Councils have engaged positively, the new system is working and the Department’s swift action to avoid a bottleneck in the system is to be commended.

On 1st May 2020 Regulations were introduced that suspended the legal requirement to hold a community consultation in-person, and instead require that consultation be undertaken electronically. Rather than prescribe how this would be done, the Regulations guided developers to engage with the relevant local Council and agree a strategy for undertaking this.

On 1st May 2020 Regulations were introduced that suspended the legal requirement to hold a community consultation in-person, and instead require that consultation be undertaken electronically.

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Our experience has been that Councils have generally taken a cautious approach to the amount of notification to local communities in these unprecedented times, insisting on significantly more notification of the public, and particularly those close to a site, than was typically necessary pre-COVID-19.

There is also an expectation that, as consultations now take the form of online booklets, the consultation will go on for a longer period. Typically, in-person consultations are a single day, whereas online consultations are usually expected to stay available for viewing and comment for 1 – 2 weeks.

Clyde Shanks has undertaken a number of community consultations for Major Developments across NI in the past six months and some of these can be found on our webpage www.clydeshanks.com. These have covered a variety of development types in locations across the Province.

We negotiated the structure of the consultations with the local councils.

For a proposed housing development at Gransha Road in Bangor we neighbournotified over 160 properties.

That has been successful in generating significant local interest, including from local politicians. As many as 80 responses were received from local residents to the Bangor consultation.

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This level of engagement and feedback was helpful in shaping both the proposed development and the supporting information accompanying the planning application.

Whilst it is anticipated that in-person community consultation events will return in the future when circumstances allow, important lessons have been learned in the move to on-line consultation and these are likely to remain in some form given their success during the current pandemic.

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PLANNING PROCESS

PLANNING COMMITTEE GOES VIRTUAL

Lockdown has prompted variations in the speed and responsiveness from NI’s eleven Councils in how they manage to maintain level of service delivery and decision making on planning applications.

One aspect of that has been how to maintain the planning committee’s function where attendance in person is not appropriate or possible due to the ongoing Covid 19 impact.

To address this problem Councils have embraced the virtual world, inroducing the communication platform Zoom to allow participants in the planning committee to dial in to an audio visual meeting via wifi and the internet. This new approach has however taken time and there is a Covid 19 generated backlog that is slowing down decision making across the province.

The virtual committee often involves some elected members attending in the Council chamber with Council officials and other elected members and case planning officers connecting remotely from home together with representatives of the planning applicant and third parties.

Broadly the process has remained unchanged, the applicant’s agents and third parties having to formally secure speaking rights in advance of the committee and submit a written summary of the issues they wish to present.

Each Council takes a slightly different approach to how it runs its planning committee meetings by having slight variations in their protocols with the time allocated to the member of the public or the applicant’s agents ranging from two minutes (Lisburn and Castlereagh City Council) to five minutes (Belfast City Council). That does not sound like a great deal of time to try and articulate the merits that weigh in favour of a proposal being approved.

A disadvantage of the virtual committee is the inability to read the room and see the body language of respective members – that is lost and much trickier in the world of disconnected microphones and trying to read faces on a screen.

Mercifully, the minutes that are allowed offer an initial opportunity to distil the key points you wish the committee to be alive to but the time that follows in questions and answers is where skilled planning professionals come in to their own and bring substantial value to their clients.

Whilst you can prepare your representation in advance what you are not privy to is the issues that may arise from third parties and comments made by Council planning officers prior to your opportunity to speak. That demands being focused and alert during the proceedings and to have the ability to think very quickly on your feet to respond to and rebut earlier comments whilst delivering your own advocacy in favour or against a development.

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The skill is to be well prepared, be across all of the detail and be ready to respond robustly and persuasively to the questions you will face. To remember that you are there to confidently reassure Members why they can confidently vote to approve or refuse developments where they have properly weighed the development plan and all other material considerations before them and have come to a reasonable and appropriately balanced judgement.

That ultimately is what they have a statutory obligation to do. You are there to help them get there and of course to hope that they have listened to what you have said!

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TOURISM AND LEISURE

STAYCATION AND OUR TOURISM SUCCESSES GROWING THE OFFER ON THE CAUSEWAY COAST

An important legacy of the 148th Open Championship at Royal Portrush golf club has inevitably been a fuelled interest in reinforcing and extending the tourism accommodation offer across the Causeway Coast.

We have secured planning permission for new holiday parks in Ballycastle and Portrush and are advising on new and extended accommodation offer in established holiday parks in Portstewart and on the outskirts of Bushmills.

Securing approval for new holiday parks at Clare Park, Ballycastle and at Loguestown, Portrush will offer static, touring and glamping accommodation and bring much needed supply and reinforcement of the local domestic tourism accommodation offer to boost the staycation market and help to sustain local businesses as international travel takes time to recover post Covid.

We are continuing to work hard to make progress with a luxury 5 star golf lodge/hotel on a unique and highly mature landscaped 9 acre site adjacent to and overlooking Royal Portrush’s Dunluce links for US based clients.

A highly collaborative and engaging public consultation exercise was completed prior to Christmas and an application for full planning permission for a 35 suite lodge and annex including spa was made to Causeway Coast and Glens in June.

The design is very focused on offering the highest quality ‘home from home’ experience demanded by high spending US golfers drawn to Royal Portrush and it is anticipated that it will greatly extend dwell time in the area with substantial improvement in the level of tourism spend retained within the Causeway Coast and Glens area as visitors choose to stay in the area for longer.

It is anticipated that visitor spend will generate some £8.7m-£9.7m, a much needed boost to the economy.

On basis of planning permission secured in early 2021 the first guests should be on site in Spring 2023.

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Clare Park, Ballycastle

Dunluce Lodge, Artist impression

Clare Park, Ballycastle

Glamping pod example, Loguestown

Dunluce Lodge, Artist impression

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HOUSING

RESPONDING TO A STRONG HOUSING MARKET CONTINUED PIPELINE OF PROJECTS ACROSS NI

Following emergence from lockdown there has been a very healthy residential market with sales and prices on the rise over the last six months.

In terms of the longer term planning pipeline we have been progressing several housing sites across Northern Ireland and through 2020 have secured valuable planning permissions across the province.

It is pleasing to see construction well underway in Ballyclare which will see a new link road connect Templepatrick Road to Doagh Road including a new bridge over the Six Mile Water as an initial southern phase of the wider Ballyclare Relief road.

Clyde Shanks secured reserved matters approval for this new residential development with c230 new homes which includes a local neighbourhood centre and riverside parkland. Lotus Homes has purchased the site from our client the Neptune Group and is on site and making good progress.

We are continuing to progress the reserved matters submissions for the residual lands for c.700 dwellings with the Department for Infrastructure.

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In terms of progress elsewhere we have secured planning permission at Comber Road, Dundonald for a mixed use development comprising 119 units and c.30,000 sq.ft of business start-up space. That was the subject of a legal agreement with Lisburn and Castlereagh City Council where the phasing of the employment is legally tied to housing completions.

In addition, we have secured two recent planning permissions at Belvoir Park – a fourth phase of development comprising 79 new build apartments including amendments to previously approved conversion and extension to existing listed buildings.

We continue to advance applications for major housing in Lisburn, Belfast, Bangor, Hillsborough, Limavady and Magherafelt with notable successes in Moneymore, Portrush, Portstewart, Rasharkin, Newry and across Greater Belfast.

Please get in touch and we will help you to navigate through the pre-application community consultation and engagement with the local Council and co-ordinate a robust package to secure value generating permission.

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ENERGY

RENEWABLE ELECTRICITY A NEW ERA BECKONS - 70% RENEWABLES BY 2030

Sharpened focus and vigour in delivering substantially more electricity in Northern Ireland from renewable sources over the next 30 years is needed and agreeing a new Strategic Energy Framework is key.

The CfE sought evidence in respect of issues in decarbonising energy, efficiency; energy for heat, security of supply and new technologies.

The Department for Economy (DfE) published a Call for Evidence (CfE) back in December 2019. The consultation process closed in April 2020 (delayed due to Covid-19) and a draft Strategic Energy Framework (SEF) is anticipated in late 2021.

developers are now looking to invest alongside the orthodox technologies (wind, solar, anaerobic digestion) with hydrogen or battery energy storage development

Over the last decade energy supply in Northern Ireland (NI) has changed substantially since the 2010 SEF was published which set a target (considered by some at the time as highly ambitious) of 40% of renewable energy contribution by 2020.

That target has been comfortably exceeded with current generation having risen to 47% of power deriving from renewable sources with the lion’s share of that generated by wind.

The CfE is the first step in a programme of work aimed at developing a new strategy for decarbonisation of the energy sector by 2050 echoing the UK Government’s lead on achieving net zero carbon by 2050.

It remains to be seen what the new target will look like but we expect Spring 2021 to shed some light when DfE publish the options consultation setting out routes to meeting the objectives in a future SEF. Economy Minister, Diane Dodds is on record in saying that there should be an ambitious and achievable renewable energy target which in her view should not be below 70% by 2030.

DfC have helpfully referenced RoI and Wales (who have targets of 70% by 2030) in the CfE as case studies and set out three potential options for NI: 1. consistent with RoI and Wales, 70%; 2. intermediate step of 60%; and 3. at the higher end, 80%.

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Whatever targets are ultimately set there will be a need to formulate an associated incentive regime to make it happen.

While there is currently no incentive regime (such as the previous NI Renewable Obligation Certificate (NIROCs) which provided the important tariffs for investing in the sector, it is anticipated that the more ambitious SEF will introduce a new regime.

The energy sector is proactively trying to get ready to deliver and operators are much more active again in appraising new sites and refreshing or reinvigorating sites that may have had a previous negative planning history and looking to secure new option agreements for the future.

A further trend is that developers are now looking to invest alongside the orthodox technologies (wind, solar, anaerobic digestion) with hydrogen or battery energy storage development – these are offering further opportunity to stabilise the previous demand / supply problem of renewable power and be more responsive to demand.

Our experienced team is managing an increased renewable workload and are looking forward to securing further instructions and delivering valuable planning decisions for our clients.

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LICENSING

ADVISING ON EXPANDING THE OFFER AT LICENSED PREMISES

Responding to these uncertain Covid 19 times presents some work opportunities in helping clients to extend and widen their hospitality offer and add to their capacity and overall attractiveness.

With concerns around being indoors finding creative solutions to add outdoor seating and attractive places for customers to enjoy a drink and have something to eat has seen us advising a range of licensees across NI. Around the corner from our office we have continued to advise our neighbours, Commercial Court Inns, during lockdown and to progress planning applications to maximise the use of their outdoor areas. These are set around wonderfully inventive art installations where diners and patrons of the Dark Horse and across the cobbled street at the Harp bar can enjoy the backdrops and some downtime. These will inevitably be very popular when these uncertain days pass and we look forward to happier days ahead for these iconic venues.

The force of personality that is Willie Jack has fused the additional space with thought provoking art on the walls to add a further welcome dimension to the cultural character within the Cathedral Quarter and add a new dynamic to the quality and uniqueness of his watering holes.

The Dark Horse courtyard

The Harp Bar, outdoor area

Similarly within Belfast we have been advising Alan Simms at the Limelight and reinforcing the quality of its offer having previously secured temporary use for the former Belfast Telegraph building and change of use of the former Arnotts wholesale fruit building for entertainment use. In addition, we have been advising Ann Street based venue Love and Death on an external beer garden to reinforce the attractiveness of their overall offer.

Love & Death

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Hinch Distillery

The Limelight

Hinch Distillery

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PLANNING PROCESS

CLEUD AND CLPUD BRINGING CERTAINTY TO THE PLANNING STATUS OF YOUR LAND

It’s a fair bet that most people are familiar with planning applications and have a basic grasp of how the planning system works.

A lesser known but no less important planning art relates to securing CLUEDs and CLPUDs. To the uninitiated these stand for Certificate of Lawfulness of Existing Use or Development (“CLEUD”) and Certificate of Lawfulness of Proposed Use or Development (“CLPUD”).

Their effect is to establish that the use or operational development of land is lawful and to formally secure endorsement of this from the local planning authority.

Let’s take a closer look at each.

CLEUD This is where an applicant seeks to confirm that any existing use, or operation, or activity in breach of a planning condition or limitation on a planning permission that has already taken place is lawful on the date specified in the application.

It is defined as being lawful if enforcement action cannot be taken against it. This may be because it had, or did not need planning permission (permitted Development), or it may be the case that the use or operation took place more than five years before the planning authority engaged in enforcement action making it immune from planning control;

CLPUD This is where an applicant seeks to confirm that what they are proposing to do would be lawful before carrying out the associated works i.e. it would not require express planning permission or a further permission. For example, seeking formal acknowledgement that a building can be developed out post its expiration.

Both submissions must provide the following by law:-

Unlike a planning application, the local authority does not advertise, consult nor neighbour notify either submission.

If the Certificate is refused, there is a right to appeal to the Planning Appeals Commission (PAC).

The type of evidence will depend on the nature, scale and type of development and certificate sought but could include for example: 1)

aerial photography (showing presence of the development / usage)

(b) describe the use or operations in question;

2)

bills (rates/NIE/phone bills) and other statutory approvals etc;

(c) give the reasons for determining the use or operations to be lawful; and

3)

overlay plans (approved vs in situ) showing lawful implementation in the correct location;

(d) specify the date of the application for the certificate.

4) sworn affidavits or statutory declarations (require a solicitor);

The benefits of securing either certificate is that the determination, if approved, has legal status providing certainty to investors, banks, prospective developers and purchasers of land and buildings in the conveyancing process.

We have found that CLEUDs/CLPUDs are featuring more often – this is likely because the PAC will not entertain an immunity argument without it and financial institutions more often than not insist on the Certificate to draw down funding / assess risk.

(a) specify the land to which it relates;

Importantly the onus of proof is on the applicant to demonstrate to the local authority or Department that a Certificate ought to be issued “on the balance of probability”.

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PLANNING PROCESS

ENVIRONMENTAL IMPACT ASSESSMENT APPLYING A CONSISTENT APPROACH

One important element of our work involves co-ordination of robust environmental impact assessments (EIAs) for major developments.

For the more complex developments, such as regional scale waste infrastructure, large windfarm, agrifood or housing led expansions, this involves managing a large and wide ranging professional team spanning across the full spectrum of environmental disciplines.

Over the past year we have been kept busy drafting EIA chapters and reviewing consultant inputs in co-ordinating EIAs for new major applications as well as with refreshing or consolidating EIA submissions given the passage of time that some applications have been under consideration by the respective Councils or the Department for Infrastructure. it is critical to recognise where the potential risks lie and minimise any EIA grounds of challenge. This includes the

age of baseline survey information that is being relied upon or compliance with the EIA regulations, such as addressing all the relevant matters for inclusion or simply ensuring that the information once submitted has been advertised correctly.

The focus of our approach to coordinating EIAs is to apply consistency.

The importance of information sharing across the various environmental disciplines that form part of the EIA is key to ensuring that all potential impacts and inter-relationships are considered robustly. This can often include a legal review to further reinforce the robustness of the EIA content and protect our client and ultimately the decision maker to take approve applications with confidence.

Recent Clyde Shanks EIA work extends across a wide array of planning applications and includes: •

Further Environmental Information (FEI) in respect of reserved matters

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submission for 700+ dwellings, local centre and parkland at Ballyclare for Neptune Group •

Further Environmental information submission in respect of Residual Waste project for Indaver/arc21 at Hightown Quarry, Mallusk

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co-ordination and submission of an EIA for a new pig (6,200 finishers) farm near Kells

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submission of a consolidated EIA for an amended 8 turbine 33.6 MW wind farm proposal near Hilltown for ABO Wind NI

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FEI for a 4.1MW Anerobic Digestion (AD) facility for Energia, Belfast Harbour, and

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FEIs for major mixed use neighbourhood (1300 dwellings and 750,000 sq. ft. employments uses) and 1.8km link road on lands at Blaris connecting Sprucefield to the Moira Road; Neptune Carleton LLP

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GRAPHIC DESIGN

GRAPHIC DESIGN SERVICES TIME TO CHANGE THINGS UP

The world has certainly been turned on its head in 2020. Businesses have faced a huge battle in adapting to and surviving this new way of life. Many have had to adjust their model to suit social distancing guidelines with much of their day to day work being conducted online while others have had to change what they offer.

With all of this change comes a need for increased visibility for your business.

Now is the perfect time to rebrand, strengthen your online presence and give your social media channels a push. In the last recession there was a flurry of new business start-ups and we are likely to see the same this time around... after all ‘opportunity is born out of adversity’.

That’s where we can help. Our Graphics team have a wealth of experience in branding, print design, web design and signage.

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If you have the need for a new website, logo refresh, signage or updated marketing material then get in touch. We have helped many business start-ups get off the ground and can guide you through the whole process... getting your name and new company noticed and looking slick!

If you’d like to discuss how we can help email rachel@clydeshanks.com or give us a call!

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TEAM

TEAM NEWS WORKING HARD, PLAYING HARD 2020 has seen many major sporting events cancelled including the Armoy Road races where we have been a proud sponsor of the Supertwins race since 2017. We hope that 2021 will see this wonderful event return.

We are a proud shirt sponsor at Coleraine FC with Stewart Nixon’s home and away shirts being backed by us in what has been a tremendous if incomplete season for the Club. it is great to have seen success continue with a brilliant European run bringing much needed funds and potentially re-ignite the

ambitious Ballycastle Road stadium plans. We await that with interest.

We also sponsored a two day P7 leavers trip to Donegal for primary school Bunscoil Bheann Mhadagain which the kids had a wonderful time at and which seems to have taken place in another world.

And last but not least, our tee sponsorship at the tenth at Bushfoot Golf Club continues – the Club was recently ranked highly in the top 50 best nine hole courses in the world. It is simply a stunning and beautiful place!

TEAM

FIRST YEAR AT CLYDE SHANKS KATE HEGARTY, PLANNER Initially I found the ‘lockdown’ period to be beneficial in that I had more time to play catch up without the usual distractions that go hand in hand with office based work. However, as time passed and normality slowly

After working in the private sector in London for the past three years, I made the decision to make the move back across the Irish Sea and enter the world of NI planning. I joined the Clyde Shanks team on 16 March 2020 not ever expecting that it would turn in to lockdown day!

Having experienced office life for only one day, like everyone else I was launched into home working and Zoom meetings all whilst getting to grips with new projects, new planning policy, new colleagues and new clients.

Having experienced office life for only one day, like everyone else I was launched into home working and Zoom meetings all whilst getting to grips with new projects, briefs and names. crept back, returning to the office was eagerly anticipated. We are now balancing office and home working which is a much better mix.

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Over the past 6-months I have been involved in a diverse range of planning applications ranging from residential schemes to large scale agricultural projects to enforcement cases. My average day-to-day tasks include managing and submitting planning applications, liaising with consultants and clients and negotiating with council officers.

It’s rare that two days are the same when working on applications across the different sectors and council areas. This has allowed me to build upon my knowledge of planning legislation and policy whilst learning to understand the nuances of each.

Joining a new company during these uncertain times was daunting, however the CS Team were more than welcoming, always ready to lend a hand and provide support when needed. I have settled in with ease and I’m looking forward to continuing my career with Clyde Shanks.

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PROGRESS

ON THE GROUND AND ON THE WAY It is extremely pleasing to see a number of projects that we have secured planning permission for now on the ground and we look forward to others following soon. Recent successes include: • Castle Linn apartments, Portrush • Hinch Distillery and visitor centre including licensed bar/ restaurant, Temple • Southern arm Ballyclare Link Road and rm for 230 dwellings and local centre • Detached and Semi-detached housing Old Coach Road, Portstewart • Detached dwellings, Former Harmony House, Lisburn • Tim Horton coffee stores Coleraine and Glengormley • Licensed art installations/external seating Dark Horse and Harp Bar, Cathedral Quarter, Belfast

Castle Linn, Portrush

• 13 storey Aparthotel, Bedford Street, Belfast • Expansion of RUAS Eikon facilities, Maze Long Kesh • Mixed use development (119 dwellings; 30,000sq ft employment), Comber Road, Dundonald • Holiday park, Care Park, Ballycastle • Holiday Park, Loguestown, Portrush • 79 apartments, Phase 4, Belvoir Park, Belfast

Hinch Distillery

• Expanded retail offer, Crescent Link, Derry; Craigs Costcutter • Detached dwellings, Old Holywood Road, Belfast • Detached dwellings, Farnham Road, Bangor • Battery Energy Storage Facility, Kells • Conversion of Maltings former brewery to 27 apartments, Portaferry Rd, Newtownards • 230,000 sq.ft B1(a) city centre offices and ground floor retail, Fountain Street/Castle Street/Queen Street, Belfast • 6ha Fertiliser storage facility, Glenavy Road, Moira Harp Bar

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Ballyclare, Ollar Valley

Belvoir Park

Bedford Yard

Tim Hortons Coleraine & Glengormley

Grosvenor Road G5 Offices

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Second Floor, 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com

For all planning enquiries please contact

For all graphic design enquiries please contact

Clyde Shanks clyde@clydeshanks.com

Rachel Graham rachel@clydeshanks.com

Gavin Rolston gavin@clydeshanks.com Thomas Bell thomas@clydeshanks.com