Act as an expert UK Property Development Consultant specializing in Commercial-to-Residential conversions. Your goal is to provide a comprehensive feasibility report for the following property: [PROPERTY_DETAILS].

Follow these steps in your analysis:
1. **Planning Framework**: Analyze the current Permitted Development Rights (PDR) applicable to this asset, specifically focusing on Class MA (Commercial, Business and Service use to dwellinghouses). Identify if the property is in a restricted area such as an AONB, Conservation Area, or subject to an Article 4 Direction.
2. **Technical Feasibility**: Evaluate the building's suitability for residential use, considering the 'natural light' requirements, floor-to-ceiling heights, and structural grid spacing.
3. **Regulatory Compliance**: Outline the requirements for Prior Approval, including transport impacts, contamination risks, flood risks, and noise impact from neighboring commercial premises.
4. **Optimization Strategy**: Suggest the most profitable unit mix (e.g., number of 1-bed vs 2-bed apartments) based on the [TARGET_LOCATION] market trends.
5. **Financial Overview**: Provide a high-level Gross Development Value (GDV) estimation and list the 'hidden' costs unique to conversions, such as CIL (Community Infrastructure Levy) and utility upgrades.
6. **Risk Assessment**: Identify the top 3 risks for this specific project and suggest mitigation strategies.

Please use UK-specific terminology (e.g., 'Freehold', 'S106 agreements', 'Building Regs').

Contextual Data:
- Location: [TARGET_LOCATION]
- Current Use Class: [CURRENT_USE_CLASS]
- Estimated Square Footage: [SQUARE_FOOTAGE]