LRD22A/0930

The Planning Authority initially refused permission due to the over-proliferation of Build-to-Rent units, excessive building heights impacting the setting of Dalguise House (a Protected Structure), and inadequate cycle/car parking; however, the Inspector recommends granting permission subject to significant modifications, including the total omission of Block E and height reductions for Blocks B, C, and F.

• The Build-to-Rent (BTR) typology is appropriate for this central/accessible location, and the unit mix is acceptable under the transitional arrangements of the 2020 Apartment Guidelines, which take precedence over local mix restrictions.
• The proposed building heights, specifically the 9-storey Block E, would detrimentally obscure the vista and setting of the Protected Structure (Dalguise House) and conflict with the 'Coastal Fringe' character, necessitating the omission of Block E and the reduction of Blocks B, C, and F by one storey.
• Provided the scheme is reduced to 387 units and cycle parking is updated to the Sheffield stand standard, the development represents an efficient use of underutilised land that respects the site's architectural heritage.