27-31 Donegall Street & 3-5 Commercial Court occupies a prominent position within a city block bounded by Donegall Street, Waring Street, Hill Street and Talbot Street.

The buildings have frontage to Donegall Street and also address Commercial Court, a narrow pedestrian lane linking Donegall Street to Hill Street and forming part of one of the most active hospitality clusters in Belfast.

Description & History of Current Site

The application site is not a single structure, but a pair of buildings constructed at different times and subsequently amalgamated into a single office complex:

• the original building at 27–31 Donegall Street; and

• a later extension at 3–5 Commercial Court.

Although internally connected, the two buildings remain architecturally distinct and reflect different construction periods and design approaches.

27–31 Donegall Street

The principal historic building at 27–31 Donegall Street was constructed in 1896 and designed by architect William Batt. The building is a four-storey structure fronting directly onto Donegall Street. Its form is consistent with late nineteenth-century urban commercial architecture, presenting a strong vertical façade with a continuous street frontage.

Architectural style and materials

The building is constructed in red brick, with much of its original façade surviving. Architectural detailing is particularly evident at upper levels. The historic façade displays characteristics associated with late Victorian commercial and warehouse-style architecture, including decorative brickwork and moulded detailing.

Ground floor frontage

The ground-floor shopfront to Donegall Street has been altered during the late twentieth century. The glazing is no longer original, and the frontage has been modified; however, the remainder of the historic brick façade has largely been retained.

Internal layout and historic fabric

Internally, the building has undergone significant alteration to accommodate modern office accommodation. The interiors were extensively altered during conversion to offices and no historic internal fabric now remains within the building.

3–5 Commercial Court

The building at 3–5 Commercial Court was constructed much later, in 1991, and was designed by Building Design Services. This building was commissioned by the former owners of the Donegall Street property, DJ & RW Smyth, to provide additional office accommodation to support the existing premises.

The extension is a three-storey building fronting Commercial Court. Although physically connected to the historic Donegall Street building, it is architecturally distinct and reflects a modern approach to commercial development of the late twentieth century.

Access between the two buildings is provided internally at first-floor level, enabling the complex to function as a single office building while retaining two external identities.

Ground floor configuration

At ground-floor level, the Commercial Court building originally included an external garage. This garage was subsequently incorporated into the ground-floor accommodation and converted into internal office space. The ground floor of the extension was last occupied as an architect’s office until 2022.

Current condition and occupancy

At the time of submission:

• the three office units within the Commercial Court building are vacant; and

• the overall building complex is largely under-utilised as office accommodation.

Excluded retail unit

The property lease includes a small separate retail unit at 27 Donegall Street. This unit is expressly excluded from the proposed hotel development and will remain in separate retail use.

Current and recent use of the site

The overall building has historically been used as office accommodation.

Specifically:

• 27–31 Donegall Street functioned as modernised office space following extensive internal alterations; and

• 3–5 Commercial Court accommodated three separate office units.

At the time of submission, the Commercial Court offices are vacant, and the building is identified as a vacant or under-occupied office building within the city centre 27-31 donegall street and 3-5 c….

Planning History

The site itself has been subject to recent planning applications relating primarily to roof works and conservation-related alterations.

The planning history for the application site includes:

• LA04/2023/3709/F – In July 2023, Macfarlane & Smyth submitted a planning application proposing upgrade of the existing roof, including removal of the existing roof finish, replacement with a lead-effect single-ply membrane, increased parapet height, new roof access walkways, rooflights and photovoltaic panels. This application was approved in February 2024.

• LA04/2023/3886/DCA –In August 2023, Macfarlane & Smyth submitted a Demolition in a Conservation Area (DCA) application seeking consent for the removal of defective roof finishes and the reinstatement of coping and decorative roof ornamentation. This application was approved in February 2024.

Proposed Development

In December 2025, Sessia ltd submitted a planning application (LA04/2025/2163/F) proposing change of use from existing office block to 25 no. bedroom hotel / bar / restaurant. The proposal seeks:

• refurbishment and alteration of the existing façades;

• replacement and reconfiguration of windows, doors and external fixtures;

• conversion of the combined buildings to a 25-bedroom boutique hotel;

• provision of a ground-floor restaurant and bar with ancillary and back-of-house accommodation;

• installation of roof-mounted photovoltaic panels with a total system capacity of approximately 12kWp; and

• associated site works

Internal arrangement

The proposed hotel accommodation is distributed as follows:

• 11 bedrooms at first-floor level;

• 11 bedrooms at second-floor level; and

• 3 bedrooms at third-floor level.

The ground floor will accommodate the bar, restaurant and supporting facilities.

Architectural approach and treatment

The external design approach retains the existing building form, height and massing.

Key principles include:

• retention of the historic red brick façade to Donegall Street;

• replacement of modern windows with new openings that reflect the historic window proportions and rhythm;

• refurbishment of the Commercial Court façade to improve its relationship with the conservation area; and

• limited and subservient ground-floor rear extension.