Liverpool Council officers have recommended that a major - and highly controversial - plan to create more than 300 waterfront flats and partially fill in a dock is refused planning permission.
The council's planning committee will meet next week to decide whether to grant permission for Romal Capital to create a development of 330 apartments on land at Central Docks, within the huge Liverpool Waters development area.
If approved, the development would spread across three blocks of between four and nine storeys - and would also require the partial infill of West Waterloo Dock as well as the creation of a floating timber jetty and dockside walkway.
Read more: Plans for 330 apartments on 'barren' part of Liverpool waterfront
The plans, submitted early last year, were the latest in a long-running saga, which has seen proposals put forward for the site - while being met by strong opposition from those living nearby, heritage campaigners and some local politicians.
The plans, in their various forms, led to the formation of the Save Waterloo Dock campaign group - which has long called for the historic dock to be retained and protected from such developments.
Those objectors to the filling in of the dock and subsequent development in the area will therefore be hugely pleased to see that ahead of the crunch planning meeting on January 18, officers are recommending that the plans are rejected.
A report produced ahead of that meeting laid out the reasons why officers believe it should be refused.
Summarising its concerns, the report states: "The site is sensitive both in heritage and environmental terms and from are generation perspective given its strategic location connecting Princes Dock and Central Docks.
"Clearly development has a number of positive aspects and features such as the boardwalk which will allow direct access to the water side are recognised as public benefits in this report.
"However, it is also evident that the dock infill and redevelopment will cause harm to heritage interests and neighbouring residents.
"Furthermore, the value of the public benefits is undermined by the encroachment of the development into the area of the Cultural Square intended to provide a public open space, and the failure to provide an appropriate housing mix."
Officers report that they have 'spent considerable time with the applicant exploring potential solutions or alternative layouts' but add: "Having carefully considered the application it is considered that the development proposed is unacceptable in its current form."
Reacting to the report, City Centre Councillor Nick Small said: "This is really positive news and I hope it's upheld at the Planning Committee. The applicant has indicated that, if it is, they will appeal to the Planning Inspectorate. Along with residents and other colleagues, I will continue to oppose this proposal at the public inquiry.
"Though this proposed development is in neighbouring Kirkdale, it directly affects Central ward residents living in Princes Dock - and indeed the whole city. Our industrial heritage should be protected. Our blue spaces should be given the same level of protection as our parks and green spaces for the positive impact they have for recreation and residents' health and wellbeing."
The council's planning committee will meet on January 18 to decide whether to grant or refuse permission to the plans.
Romal Capital has been approached for a response.
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