City Quays 4 is a major residential development forming part of the wider City Quays masterplan located along Belfast’s regenerated waterfront. The proposed site is situated within Belfast Harbour Estate, immediately adjacent to the AC Marriott Hotel and in proximity to City Quays 1, 2, and 3 – all part of a phased regeneration project focused on transforming the former docklands into a vibrant mixed-use district. The site lies directly east of Donegall Quay, west of the River Lagan, and north of the Cross-Harbour M3 bridge.

Currently, the site is occupied by a surface-level car park, and has no built structures present. It is classified as previously developed land and represents one of the final undeveloped plots within the City Quays masterplan area.

History of the Site and Planning Progression

Early Development Plans

The concept for City Quays 4 has been in the pipeline for several years. In July 2020, Belfast Harbour confirmed that it was still actively seeking a co-developer for a build-to-rent scheme at the site. However, progress was delayed due to the impact of the Covid-19 pandemic on investment markets and construction timelines.

By June 2022, Belfast Harbour reported that activity in the port had returned to pre-pandemic levels. It also revealed that pre-application discussions had resumed for two upcoming phases: City Quays 4 and City Quays 5, with City Quays 4 envisioned as a 260-unit residential development.

Formal Planning Process

A Proposal of Application Notice (LA04/2022/1752/PAN) was submitted in September 2022, outlining intentions to deliver a residential apartment block comprising around 270 units, alongside landscaping and associated works. A public consultation followed in October 2022, where details emerged of a build-to-rent scheme offering studio, one-bedroom apartments, and two-bedroom apartments, with integrated communal spaces, co-working areas, a gym, and 24-hour concierge services.

In December 2022, Belfast Harbour Commissioners submitted a planning application (LA04/2023/2388/F) for City Quays 4 proposing a residential development comprising 256 no. units, public realm, and associated access and site works. This application was approved in October 2024.

Development Description and Design

The approved development will comprise a 23-storey residential tower, approximately 76.4 metres in height, set above a 12-storey podium block. In total, the scheme will deliver 256 apartments designed for the build-to-rent sector. Units will be split across:

• Studios

• One-bedroom apartments

• Two-bedroom apartments

Amenities for residents will include:

• A ground-floor communal lounge and co-working space

• A dedicated gym

• Private roof terraces and landscaped courtyards

• 24/7 concierge services

The development will offer no on-site car parking, a decision considered appropriate given the site's highly accessible central location. Instead, the scheme includes comprehensive cycle parking and a green travel plan with incentives such as travel cards and car-club membership options.

The proposal integrates into the surrounding City Quays Gardens, which was completed in April 2025, and provides access to wider walking and cycling routes along the River Lagan.

Construction and Future Outlook

In July 2025, Belfast Harbour confirmed it had begun the procurement process to appoint a contractor to deliver City Quays 4, with an anticipated contract value of approximately £60 million.