Queen's Parade (Bangor Marine Ltd)

The Queen's Parade area of Bangor waterfront is being developed by Bangor Marine Ltd.

Work at Marine Gardens (seaward side of the development site) started in Summer 2025. For regular news on progress, activity bulletins, and to read FAQs about this phase of the project, please visit Bangormarine.com

Bangor Marine Ltd (a joint venture between Oakland Holdings and the Karl Group) was appointed by the Department for Communities and the Council as the preferred developer of the site in May 2019 and planning permission for a mixed-used development was granted in September 2022.

Working with Bangor Marine Ltd, the Department for Communities leads on the redevelopment of the Queen's Parade area of Bangor. An extensive summary of the site and recent key milestones is provided on its website: Regeneration of Queen's Parade, Bangor | Department for Communities (communities-ni.gov.uk)

Update on Current Position - 13 May 2026

Bangor Marine Ltd (developer) has made a proposal for changes to the western side of the Marine Gardens site
These were approved by Council in April, subject to finalising the negotiations with the Crown Estate.
They include a new £1m play park (free, accessible, Council controlled)
They include an adjacent car park (81 spaces) to support access
The changes are subject to planning approval
There is no Levelling Up Funding risk to Council

Levelling Up Funding: Key Facts

We have received queries about the scope of this funding, whether the proposed changes are compliant, risks around timescales for spend, risks to the Council of clawback and how the privately funded car park relates to it (full list of questions received (PDF, 57 KB) (opens new window)).

Levelling Up Funding (LUF) was a grant funding scheme introduced under the previous Conservative Government. When the Labour Government came into power the Chancellor announced (October 2024) that the funding scheme was set to be cancelled.

LUF was secured by the Developer for Phase 1 of the Queen's Parade site - Marine Gardens. It is specifically for use against the public areas of the scheme. As with all public funding it requires a proportion of match funding, which is being provided by Bangor Marine Ltd. The award of this funding is directly between the funders and Bangor Marine Ltd. Council has not seen the Letter of Offer or associated conditions and has no legal right to try and seek information about any application that it is not a party to.

As the funding is directly between the funders and Bangor Marine Ltd, there is no funding risk to the Council. Any funding/ claw back risk sits with the developer.

Bangor Marine Ltd has stated publicly that it went on site in the summer of 2025 to protect LUF, highlighting that it intended to make changes to the proposed scheme. It has also confirmed that it already received a significant extension on the LUF funding, until March 2027, and that a construction delay will jeopardise both the public (LUF) and private funding that it is bringing to the scheme.

The developer would not be proposing the changes including the play park and car park if they didn't comply with its funding conditions.

Removal of Green Space: Key Facts

We have received queries about planning considerations and compliance, strategic and public benefit and the need for assessments/ audits (full list of questions received (PDF, 56 KB) (opens new window)).

Bangor Marine Ltd has had informal discussions with the Planning Service in respect of proposed amendments to Phase 1 of the redevelopment, as approved under LA06/2020/0097/F, and subsequent planning approvals that have amended various conditions of that approval.

The Council decision to approve the change (26 April 2026) is subject to the developer securing the necessary planning consent.

Any loss of open space will be assessed as part of the consideration of any planning application, in relation to the prevailing planning policy framework, including any requirements for audits that are applicable.

The reconfiguration at the western end of Marine Gardens involves removing approximately 1,000 sqm of existing green space and some evergreen shrubbery within the proposed extended lands, however the overall site will create significant new green space. There will be over 3,500 sqm of new green space and shrub planting and over 100 new trees in the redeveloped Marine Gardens, creating a significantly improved destination and adding new colour and vibrancy to Bangor's waterfront.

Specifically in relation to the area of Marine Gardens being sought for a car park, Bangor Marine Ltd proposes to:

retain 7 of the 15 existing trees
plant an additional 51 new trees (with 100+ being planted across the wider Marine Gardens site)
this planting will cover 600 sqm - reducing the overall loss in the western end of the gardens to 400sqm.

Compliance with Planning Policy: Key Facts

We have received queries about Planning Policy and open space, traffic/ transport impacts and heritage/townscape considerations (full list of questions received (PDF, 57 KB) (opens new window))

The Bangor Marine Ltd proposal will be assessed against prevailing regional planning policies. The main planning considerations that the Council will take into account in assessing proposals affecting open space or sites allocated for such purposes, or affecting built heritage as part of the planning application process include:

PPS 8: Open Space, Sport and Outdoor Recreation
PPS 6: Planning, Archaeology and The Built Heritage, including consultation carried out with the Historic Environment Division.

DFI Roads is the roads authority in Northern Ireland. DFI Roads is a statutory consultee in relation to planning applications and will be consulted in relation to any planning application received by Bangor Marine Ltd as appropriate.

Any forthcoming planning application related to this land will be subject to the legislative requirements on publicity and notification as follows:

New planning applications received are published in the local press and on the Council's website under 'Planning Applications Recently Advertised' - https://www.ardsandnorthdown.gov.uk/article/1472/Planning-applications-recently-advertised
Where an application for planning permission is made to the Council, the Council is required to serve notice of the application to any identified occupier on neighbouring land. 'Identified occupier' means the occupier of premises within a 90 metre radius of the boundary of the application site. 'Neighbouring land' means land which directly adjoins the application site, or which would adjoin it but for an entry or a road less than 20m in width.

Material Planning Considerations: Key Facts

We have received queries about issues that will be considered as part of any Planning Application/Approval (full list of questions received (PDF, 57 KB) (opens new window)).

Only material planning considerations can be taken into account in the determination of any planning application.

When the Council considers comments made by the public in response to planning applications, it can only take material planning considerations into account.

Despite there being no official legal definition for the term material consideration it's widely understood to mean the fundamentals involved in land-use planning.

Material considerations will vary depending on the specific circumstances of each case but there are two main tests:

It should serve or be related to the purpose of planning - it should therefore relate to the development and use of land;
It should fairly and reasonably relate to the particular application.

Examples of material considerations include:

the local development plan
planning policy
planning history
need
public opinion
consultation responses
existing site uses and features
layout, design and amenity matters
precedent
alternative sites
planning gain

The following are not considered to form material consideration and therefore will not be taken into account by the Council when assessing planning proposals:

loss of view
negative effect on property
devaluation of property
private property rights including boundary and access disputes
private interests, for example, competition between businesses
moral considerations, for example, against betting shops or religious objections such as opposition to working on Sunday
political considerations or ideological dislikes
cost of the development
title restrictions
applicant not owning the site
concerns covered by other legislation, for example, health and safety regulations, licensing, building control
any factor indicating the development is not likely to proceed

Impacts for residents: Key Facts

We have received queries on environmental and amenity impact, consultation and mitigation and property Impact.

Bangor Marine Ltd held public engagement sessions on the following dates: 1 October 2025, 12 November 2025, 4 February 2026 and 28 April 2026, and these included engagement with residents.

Any forthcoming planning application related to this land will be subject to the legislative requirements on publicity and notification. Residents/ members of the public will be able to participate in line with the detail contained with the Council's Planning Statement of Community Involvement and also within the Guide to the Planning Application Process - please see further information under the Planning FAQ.

There is no evidence that the introduction of a new playpark and car park as part of the newly developed Marine Gardens will reduce the value of the properties surrounding the site. The development of Marine Gardens and the wider Queen's Parade site is a significant regeneration scheme for Bangor that should increase the value of surrounding properties.

Bangor Marine Ltd has confirmed it is committed to limiting disruption as much as possible and the Marine Garden's project is registered under the Considerate Constructors Scheme.

Land Values: Key Facts

We have received queries on land value and changes/ alternatives to the approved scheme (full list of questions received (PDF, 55 KB) (opens new window))

The Council's decision in April 2026 to allow Bangor Marine Ltd's request for changes to Phase 1, (subject to securing planning), including the new £1m play park and associated car park, was taken having reviewed the rationale and public benefit outcomes and in consideration of the wider Queen's Parade regeneration vision.

The Council and the Department for Communities (DfC) entered into a Development Agreement with Bangor Marine Ltd in May 2019. Under the terms Bangor Marine Ltd has the right to ask for changes.

Bangor Marine Ltd's request to Council, to extend the boundary of its approved site westwards to include the area in question, is to accommodate both the new play park and associated car park. Once the play park is completed it will remain under Council's control as a free to use facility for residents and visitors to the Borough.

The land for the car park will be sub-leased to Bangor Marine Ltd at an agreed fee paid to both Crown Estate and Council. Land and Property Services (LPS) is Council's independent valuer in this regard.

Bangor Marine Ltd has outlined why the changes to Phase 1 were required, this being the opportunity to further enhance Marine Gardens with new facilities that would attract visitors, boost the economy and underpin the overall viability of Phase 1. It has confirmed that the previous design would have incurred a significant loss and without the car park the funding viability of phase 1 is at significant risk. Bangor Marine Ltd also outlined that the car park is necessary to support visitors to the new play park attraction.

It should be noted that the original scheme was designed and submitted to the Council as planning authority in 2020, and due to a number of well documented events the global economy has significantly changed in this time.

Conservation and Heritage Setting: Key Facts

We have received questions on heritage setting, assessment and consultation (full list of questions received (PDF, 56 KB) (opens new window)).

Bangor is not a designated Conservation Area. Only three areas within the following settlements are designated as Conservation Areas in our Borough - Holywood, Donaghadee and Portaferry.

The area is a proposed Area of Townscape Character, as set out in draft Belfast Metropolitan Area Plan, which will form a material consideration as part of assessment of any planning application.

No Heritage Impact Assessment has been carried out. If required, this will be assessed as part of the planning application under the appropriate planning policies.

The proposal will be assessed against prevailing planning policy including PPS 6: Planning, Archaeology and The Built Heritage as part of any planning application and consultation carried out with the Historic Environment Division.

Parking, traffic and transport: Key Facts

We have received queries on the need for the new car park, how it aligns to policy and what traffic and locations impacts will result.

The new play park will be a substantial attraction bringing both residents and visitors into the city and the developer estimates it will attract 200,000 visitors per year. Bangor Marine Ltd has outlined that the car park is essential for families, elderly visitors and those with accessibility needs to ensure they can access the new free, inclusive and accessibility-designed play park. This has been supported by the Disability Forum.

Any required parking surveys and/or transport assessments required will be submitted as part of any planning application and assessed in line with planning policy.

The Marine Gardens site used to be a 200+ space car park, thus even with the introduction of a new 81 space car park it could be argued that the traffic numbers are reduced. However, any required considerations in terms of traffic assessment will be undertaken as part of the planning process in line with planning policy.

The previous planning application, submitted in January 2020, was assessed based on the information available at that time. Since then, a number of other planning applications have been approved within the Bangor City Centre that cumulatively will impact on overall parking availability within the city, if implemented.

The original planning application was agreed September 2022. In the summer of 2025, the structure of Bangor Marine Ltd changed, with Oakland Ltd taking over the position formally held by Farrans. Following this change a review of the agreed design took place as the developer believed that the scheme could be enhanced, especially as the Levelling Up Funding had been secured. This included a new £1m play park which will attract visitors, boost the economy and increase visitor dwell-time in Bangor and the wider area. The proposed car park is to facilitate development of this new enlarged play area.

The Council's decision in April 2026 to allow Bangor Marine Ltd's request for changes to Phase 1, (subject to securing planning permission), was taken having reviewed the rationale and public benefit outcomes and in consideration of the wider Queen's Parade regeneration vision. The car park proposed to be located beside the new play park has been outlined by Bangor Marine Ltd as essential for families, elderly visitors and those with accessibility needs.

This proposed amendment to Phase 1 is not related to the Council's proposed Civic Offices in respect of parking.

Potential alternative sites for the car park: Key Facts

We have received queries on whether alternative sites for the car park have been fully considered (full list of questions received (PDF, 60 KB) (opens new window)).

Bangor Marine Ltd has confirmed that its team considered several alternative sites for the car park, including a review of alternative proposals such as those suggested by Mr Gerry Hamill; however, none was deemed suitable. It should be noted that the request by Bangor Marine Ltd includes a new play park and car park.

H&S risks of having a car park beside a play park: Key Facts

We have received questions on the risk of having a car park at a short distance from a playground.

There is no UK statute, Local Air Quality Management (LAQM) guidance, or planning policy that sets a fixed separation distance or otherwise prohibits car parking being located adjacent to a play area; acceptability is based on evidence-led, proportionate assessment of actual impacts. In practice, such arrangements are common in UK and other local developments, with car parks frequently located next to parks/play areas and onsite parking and drop off areas routinely serving schools. Car parks of this scale are generally not an inherent air quality exceedance risk because they generate low speed, intermittent movements and short dwell times, and UK exceedances are more commonly driven by higher volume, through traffic corridors such as the A2.

The site is not within an Air Quality Management Area (AQMA) and there are no concerns about air quality in the vicinity of Queen's Parade or the Marina.

Play Park Specification: Key Facts

We have received queries on who specified the need for an enhanced play park.

The Council did not require an enhanced play park. This was a proposal from the Developer following due consideration of the overall viability of the Marine Gardens scheme and a review of how the economic and social benefits provided could be enhanced. The significant investment that will be made in the play park will result in it being in the top 1% of play parks across the island of Ireland. It will be an inclusive, accessible and free to use facility fully funded by Levelling Up and Bangor Marine Ltd at no cost to the ratepayer.

The redevelopment of Pickie Fun Park, as part of the Belfast Region City Deal, is a separate project, under the Bangor Waterfront Redevelopment Project, and proposes a number of different attractions will be encompassed within a 'pay to access' facility, and the current playpark within Pickie Fun Park will be removed as part of its redevelopment.