Shops scrapped from planned housing development on site of demolished Preston pub at ‘awful’ junction
A report to the committee noted that part of the plot is classed as “green infrastructure” and is bordered by the Eaves Brook Wildlife Corridor, which would be unharmed by the development. However, the wider green area will be encroached upon by the car park and part of the larger of the two blocks, as was already permitted under the 2020 version of the scheme.
A viability assessment carried out on behalf of the applicant concluded that the “expected return for the developer would be lower than the build cost”, rendering direct contributions to affordable housing as part of the permission - and a requested £23,000 for the creation of an additional secondary school place - unviable. Changes in land levels and the need to build a retaining wall were cited as complications of developing the site.
The city council had that viability claim independently assessed - and while a consultant agreed with the applicant’s predicted revenue from apartment sales, they disputed the forecast build costs and concluded that a developer would be able to generate a profit from the site. However, because they found that the profit margin would be below the 15 percent that national planning guidance says should be considered the return a developer can expect to make, the applicant was still not required to make any of the requested contributions.
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