Conditions have been removed from planning approvals for the Game of Thrones Studio in Banbridge that enable ABC council to retain control over the development, with approval also granted for increased operational hours despite residents concerns.
The proposals – put forward by Linen Mill Studios – were brought before a recent meeting of council’s Planning Committee on May 6.
They relate to removing a condition for the park and ride facility at the Boulevard shopping complex and the studio tour centre on the Castlewellan Road that keeps both developments under council control for a period of 10.25 years from the first day of operational use.
Essentially, if the condition remained in force, the council would have the ability to insist that Linen Mills Studios reapply for permission to remain.
The studio and its park and ride facility have both been operational since 2021… meaning this condition would have remained in place for a further five and a quarter years had the applicants not sought the amendment.
Proposals also sought to extend the studio tours’ operational hours from 7am – rather than 8am as approved – with the first tour commencing at at 8am rather than 9.30am.
And on up to 50 occasions in the calendar year to extend opening hours up to 1am whereas previously it was agreed to cease tours at 10pm.
With regards to the visitor numbers to the site, the applicant also requested variations to allow on 50 occasions in the calendar year a maximum of 400 people to enter from 6.30pm to 1am with no more than 400 people on site after 10pm.
The current maximum number of daily visitors on site is currently approved at 3,000 and planning officers indicated approval of the applicant’s proposals would have no adverse impact on the daily visitor number restrictions.
A change to the studio’s car park was also suggested that would allow for development of additional 150 space car park on site for visitors… something that was previously not permitted through planning approval.
The decision to approve, made by council, means visitors can travel directly to the site and park adjacent to the Studio Tour, designed exclusively for visitors.
Construction on the new carpark is expected to begin as soon as possible, with completion anticipated within approximately three months.
The applicant argues that these changes are necessary to meet demand from local and international businesses requiring evening access to the studio tour.
It also argues in regards to the time limit condition that it “restricts the operational life of the facility and limits current and future benefits” professing that unrestricted lifespan is necessary for a “full return on the investment and to maximise long-term economic impact”.
In total, five letters of objection and two petitions – one with 32 signatures and one with 14 signatures – had been received in regards to the studio proposals and considered by planning officials ahead of the meeting.
Speaking on behalf of six households that neighbour the Game of Thrones Studio, Ms Katie Scott aired their shared objections before members.
Ms Scott stressed the proposals will “further an already unacceptably compromised residential amenity and traffic safety in rural area”.
Adding: “Our amenity is already harmed by the site’s existing operations, existing lighting conditions are not being adhered to, street lamps highly visible from the Ballievey Road entrance are not adequately hooded as promised and lights that should be switched off by 10pm are frequently left on overnight. This is a persistent nuisance.
“Since autumn the applicant has also hosted numerous noisy evening events outside permitted operational hours, noise assessments were not undertaken during these unauthorised events yet residents have experienced loud music and sound effects carrying well beyond the site boundary and late into the night.”
Ms Scott also argued that the traffic impact assessment “falls short and failed to address longstanding safety concerns” raised by those who frequent of Ballydown Primary School – which had previously been heavily publicised – and argued that no further traffic calming measures had been considered.
She also stated in regard to the centre’s economic impact that “after more than four years of operation as a visitor attraction no credible evidence has been provided to demonstrate measurable economic benefit to the ABC district” and continued “the planners report itself confirms that visitors spend cannot be quantified while job numbers at the site have dropped.”
Damian McLaughlin from Resolve Planning, speaking on behalf of the applicant – said the proposals do not seek to introduce a “new or untested form of development” but instead builds upon “refining how it operates”.
He reiterated that planning officials and external consultees had raised no concerns regarding adverse impacts and that the proposals did not present any environmental or planning constraint issues.
Chairing the meeting, Cllr Kevin Savage asked Paul McCullough from Environmental Health if any reports were received in regards to noise complaints and whether investigations surrounding complaints were undertaken.
Mr McCullough confirmed that no reports were received by his department.
Planning Manager Kyle Elder then interjected only to add, “we do have an enforcement case… it is a live case so I don’t want to say anything that would prejudice the outcome of that case.”
Cllr Paul Duffy raised the issue of the 60mph speed limit on the road and of cars overtaking and whether speed control measures were considered.
Val Russell from DfI Roads advised that the Castlewellan Road is an “A Class road” and as such “no aspect of traffic calming” is taking place on it.
Mr Russell added of the school site: “It’s at least 500 or 600m away from the studio site with double whites up the road to prevent overtaking and we have erected warning signs for the school but it’s well away from access to the site.”
Touching on the economic benefit, Cllr Ian Wilson then asked: “If my reading of this is right the bus option will still remain in place for the park and ride and in regards to economic benefit do you have any figures around that?”
Mr McLaughlin confirmed the park and ride would be retained under the proposals and that the provision of a new car park is simply to “facilitate parking during quiet periods” and to give operational “flexibility” to the applicant.
As the application before committee did not seek a change of use, the agent argued that the economic benefit information was not required to be put before members that evening.
However, the submitted economic information within Appendix 5 of the application reports that the Studio Tour has already generated “approximately £19 million in tourism expenditure” since opening in 2022.
The statement reads: “Even under conservative growth assumptions, the proposals could generate between £9.6 million and £25.6 million in additional tourism expenditure per annum, increasing the Borough’s share of regional tourism spend.
“At full operational capacity, total visitor expenditure could reach approximately £396 million over a 10-year period, with a strong emphasis on overnight stays that deliver increased economic value locally.”
A press release revealed that – despite operating without on-site parking – the Studio Tour’s visitor numbers have apparently increased by over 30 per cent in 2023, 35 per cent in 2024, and 28 per cent in 2025, with momentum building to approximately 33 per cent growth in the second half of last year.
More recently, the release explains that Q1 2026 (January – March) marked the attraction’s “strongest year-on-year performance to date”, with visitor numbers rising by 82%, adding that the growth can be attributed to a “dynamic new senior leadership team, sales and marketing team and new established partnerships with the attraction and councils and tour operators as well as other local attractions”.
Andrew Webb of Linen Mill Studios explained during the committee meeting the need for additional car parking on site during quiet periods, adding: “…We have had an exceptional cost of approx. £550,000 to £600,000 a year so trying to bring cost control into the tour is imperative.”
Cllr Wilson then asked how many people were currently employed on site and whether the changes would allow for a change in this number.
Mr Webb confirmed there are approx 92 staff and while they did not anticipate that number changing they viewed the application as “more an opportunity to secure those jobs”.
Cllr Paul Duffy then enquired about the relationship between residents and applicants and whether or not there were open channels of communication between parties.
Ms Scott said historically there had been but that it “has dwindled recently” adding, “previously I tried to report issues but I have had no response so I’ve stopped trying” but she agreed that Mr Webb was also keen to see the lights switched off overnight as it “costs money”.
Sam Harding of Linen Mill Studios replied: “You’ve got my number, feel free to call me any time. I would agree with Katie I am absolutely not in favour because of electricity costs quite frankly. They may be turned on from time to time for security to do their rounds but my understanding is that they are timed but I’m not aware of them being left on for the full night.”
Before heading into decision stage, Robbie McNaugher Heading of Planning suggested making changes to the wording of the conditions to address residents complaints.
It was agreed that all conditions would be reworded to reflect that when the applicant submits their venue development plan they would also include procedures for addressing complaints from residents.
The approval of all conditions and variations were proposed by Cllr Kyle Moutray and seconded by Cllr Mary O’Dowd.
