Buildability/ Constriction Logistics	N/A
Viability Issues	The inability to deliver the historic residential planning permissions on the site could (anecdotally) indicate that this is a difficult site to develop. There are certainly constrains given the size of site and inevitably construction logistics will have challenges.
Deliverability Timescales	Current status: Planning permission granted in 18 May 2022, following successful appeal. The appeal documentation from the applicant states that “The Appellants have secured funding and would deliver the scheme as a joint venture with their investment partner. If consented, the build programme would start in Summer 2023 with a September 2025 opening envisaged.” Whilst there is no evidence to date of pre-commencement conditions having been submitted, there is still sufficient time for this to happen prior to summer 2023.
Key Findings and Recommendations	• Planning permission has been granted via appeal for a 28 storey PBSA scheme that would deliver 534 units. • The applicant’s supporting documentation indicates completion of the scheme by August 2025. • We have assumed this as a robust part of the PBSA pipeline; however, the longer the time that passes without implementation, the more doubt that could be passed over the deliverability of this site. In particular, there are two notes of caution with this site: ○ It is a small and constrained site where previous applicants have struggled to deliver the planning permissions that have been granted. Concerns over viability could therefore be raised by those wishing to challenge the position. ○ Significant wind microclimate issues have been identified both from a pedestrian safety and comfort perspective. As such, there is a condition precedent on the planning permission requiring mitigation measures to be identified and approved by the LPA. It is further noted that there may be viability challenges in relation to tree planting within the public highway (with this tree planting deemed likely to be one of the necessary mitigation measures, to the extent that it is a focus of the planning condition. • It is our assumption that MCC will not be minded to make any proactive effort themselves to facilitate PBSA on this site given that they did not support the principle of this development in the first place.