Constructed circa 1885, 41-51 Royal Avenue, also known as the Deramore Building, is a four-and-a-half storey structure built of brick and stucco. The architectural form includes a panelled parapet that is interrupted by flat-topped dormers, characteristic of late 19th-century commercial design. The building is recognised as being of regional significance and has been officially listed as Grade B1 by the Historic Environment Division (HED), formerly known as the Northern Ireland Environment Agency (NIEA). The listing reference is HB 26/50/227.

Current Use

The building is currently vacant on its upper floors, which were formerly used as office accommodation. The ground floor is divided into three separate retail units, although these units have seen varying levels of occupancy in recent years. The general condition of the property has led to increased interest in its regeneration as part of the wider revitalisation efforts in Belfast’s city centre.

Historical Use

The upper floors of the Deramore Building were historically used as office accommodation, supporting the administrative and commercial functions of the city during the late Victorian and early 20th centuries. The ground floor has maintained retail uses over time, adapting to various tenant needs, although occupancy has declined in recent years.

Future Proposals

In September 2017, PG Ltd submitted a planning application (LA04/2017/2213/F) proposing the partial demolition, five-storey rear extension, and comprehensive refurbishment of the building. The application proposed high-quality retail units at ground level and office accommodation on the upper floors. Central to the design was a new rear extension, separated from the existing building by an atrium, allowing for natural ventilation and the creation of a shared covered space from the second floor upwards.

This redevelopment forms Phase 1b of the wider Royal Exchange project, now known as Tribeca Belfast. This city centre regeneration scheme is led by Castlebrooke Investments and aims to transform a significant portion of Belfast’s historic core into a mixed-use district combining commercial, retail, residential, and leisure spaces. The overarching masterplan application for Tribeca is LA04/2017/2213/F.

In March 2024, PG Ltd submitted an application (LA04/2024/0428/F) seeking renewal of planning permission for the original 2017 proposal due to the lapse in time. Simultaneously, an application (LA04/2024/0429/F) was submitted to renew the wider Tribeca masterplan permission. Both of these planning applications were withdrawn in March 2025.