Case Study:
Castle Place

The challenge

The site was located within a designated Local Landscape Policy Area (LLPA) in a highly sensitive coastal environment. Any proposal would be subject to intense scrutiny due to its visibility, prominence and relationship with the surrounding built heritage.

Initial design concepts explored a contemporary architectural approach that reflected the site’s seafront location. However, through extensive engagement and negotiation with Newry, Mourne and Down District Council, it became clear that a more traditional architectural solution would be required to gain support.

The challenge was therefore to maximise development density and value while creating a building that would be accepted within one of Northern Ireland’s most sensitive coastal townscapes.

Our approach

The site presented a number of planning challenges, with previous proposals having encountered resistance due to concerns relating to density, scale and the suitability of apartment development in the area. To address these issues, a comprehensive planning strategy was developed, supported by detailed technical assessments and a robust justification for the proposed development. Particular emphasis was placed on demonstrating how the scheme aligned with national planning policy objectives for compact growth, sustainable development and increased housing delivery.

Following the refusal of planning permission, a carefully prepared appeal was submitted to An Coimisiún Pleanála, addressing the key concerns raised and clearly setting out the planning merits of the proposal. Through a combination of strategic planning advice, technical expertise and a thorough understanding of the evolving policy landscape, a positive decision was ultimately secured. The appeal outcome not only unlocked the development potential of the site but also established a valuable planning precedent that now supports a higher-density proposal capable of delivering enhanced returns for investors.

Solving the problem

This was a highly sensitive and challenging site in the centre of Newry, with significant concerns relating to flood risk, visual impact and the overall suitability of development within the location. Our approach was to use high-quality contemporary architecture to create a scheme that respected its surroundings while still delivering an appropriate density of development to ensure the project’s viability. The development was carefully arranged as two separate blocks connected by a landscaped podium, providing valuable open space for residents while helping to break up the overall mass of the scheme and reduce its visual impact on the surrounding area.

To demonstrate the acceptability of the proposal, a series of detailed CGI visualisations were prepared from key viewpoints throughout the city, allowing the planning authority to fully assess the development’s appearance within the urban context. The scheme was positively received from the outset, with no amendments requested during the planning process. Flood risk was addressed through an innovative engineering solution, with underground attenuation and storage tanks incorporated beneath the development to accommodate floodwater during extreme weather events. This not only mitigated flood risk to the proposed development but also provided wider benefits by increasing floodwater storage capacity within the area, contributing positively to the overall flood management strategy for the city.

The result

Planning permission was successfully secured for a landmark residential development on a highly sensitive coastal site, despite significant planning and landscape constraints. The approved scheme successfully navigated Local Landscape Policy Area policies and overcame a history of previous unsuccessful planning applications, demonstrating the strength of the planning strategy and technical case presented.

The permission transformed the site’s development potential, increasing capacity from two dwellings to eight luxury apartments designed to maximise the exceptional coastal setting and panoramic sea and mountain views. The approved scheme delivered a high-quality residential development that balanced commercial viability with careful environmental and landscape considerations.

The planning consent generated a substantial uplift in land value through planning gain and significantly enhanced the site’s marketability. Following the successful grant of permission, the site was sold, realising a considerable increase in value for the landowner and delivering a highly successful commercial outcome.

The outcome

Through a combination of strategic planning, collaborative engagement and design-led problem solving, planning permission was secured for an exclusive development of eight luxury apartments.

Each apartment was designed to maximise the exceptional coastal views, creating a unique residential offering within Newcastle’s premium property market.

The approval transformed the site’s development potential, increasing capacity from two approved dwellings to eight high-end apartments in one of Northern Ireland’s most desirable coastal locations.