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No part of this report constitutes a valuation and the report should not be relied on in that regard.
Certain statements made in the report may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. HDH Planning & Development Ltd specifically does not guarantee or warrant any estimate or projections contained in this report.
RS Drummond-Hay MRICS ACIH HDH Planning & Development Ltd Bellgate, Casterton Kirkby Lonsdale Cumbria. LA6 2LF simon@drummond-hay.co.uk 015242 76205 / 07989 975 977
Issued 3rd September 2013
COPYRIGHT
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Stroud District Council – Local Plan Viability Study August 2013
iii
Table of Contents Appendix 1 S106 Track Record ..................................................................................... 5
Appendix 2 Invitees for the 9th May Consultation Event .............................................. 7
Appendix 3 9th May Consultation Presentation .......................................................... 11
Appendix 4 New Residential Property ........................................................................ 13
Appendix 5 Non-Residential Property to let and for sale .......................................... 17
Appendix 6 BCIS Costs by development type ........................................................... 29
Appendix 7 Modelled Sites – Base Appraisals ........................................................... 33
Appendix 8 Strategic and Reserve Sites – Base Appraisals ..................................... 34
NOTE: The pages in some appendices are not numbered:
Stroud District Council – Local Plan Viability Study August 2013
5
Appendix 1 S106 Track Record
Total Units
Total Affordable LA OPS Contribution/
Unit Affordable
% GHMP Quedgeley (Glos) 180 £511,480 Brockworth Ph. 11 868 266 £186,550 £215 31% Brockworth 13 & 14 140 41 £0 £0 29% Brockworth 15a &b 59 13 £35,000 £593 22% Brockworth 16a 43 21 £0 49% Brionne Way (Glos) 20 Blake Hill Way (Glos) 10 Coney Hill (Glos) 76 Bodiam Avenue (Glos) 47 £39,975 Hunts Grove Phase 1 - 5 341 75 £0 22%2
Strategic Sites Bymaks 145 32 £0 22% Bymaks Additional purchases 20 £0 Charfield Road 27 12 £50,000 £1,852 44% Forest Green Rovers 72 20 £0 28% Union Street 22 18 £0 £0 82% St Modwens Ph. A1 A2 246 74 £0 30% Springhill 37 11 £0 30% Lansdown Kennels 70 19 £0 27% Lansdown Kennels Ph2 3 1 £0 33% Church Street (Rectory Meadow) 15 5 £0 33% Charfield Road Ph2 41 11 £0 27% Bath Road LS 25 8 £100,000 £4,000 32% Cromwell Farm 65 20 £0 31%
Small Sites Norton Court 37 16 £0 43% Summer Street 10 10 £250,000 £25,000 100% Mildland Road Stonehouse 16 16 £0 £0 100% Tilsdown 1 1 £65,000 £65,000 100%
Rural & GRHP Minchinhampton 20 20 £20,000 £1,000 100% Whitminster 14 14 £50,000 £3,571 100% Slimbridge 24 12 £0 50% Middleyard 21 21 £0 100%
1 (Part in Tewksbury) 2 30% over whole site – although 22% on this phase.
Stroud District Council – Local Plan Viability Study August 2013
6
Uley 6 6 £0 100%
Other Orchard Haven additional 6 6 £42,000 £7,000 100% Stroud College site 149 45 £0 £0 30% Express Dairies 51 12 £0 £0 24% London Road (Guinness) 12 12 £70,000 £5,833 100% Stroud Cricket Club 77 23 £0 £0 30% New Mills Nailsworth (Hazelwoods) 28 10 £0 36%
Cashes Green 78 39 £0 50% Foxs Field 108 32 £0 30% Gardners Rest 8 8 £0 100% Berkeley Vale Hotel 16 4 £0 25% London Road (2Rivers) 8 8 £0 100% Kings Head Eastington 7 7 £50,000 £7,143 100% Water Lane Wotton 14 4 £0 29% Lewiston Mill 41 4 £0 10% Oxbode LD flats 3 3 £0 100% Dudbridge Hill 40 12 £0 30% Newport Towers Hotel 39 12 £0 31% Woodlands Yard 30 10 £0 33% Springfield Cam 11 11 £0 100% Chapel Hill Newport 4 1 £0 25% Orchard Place 11 1 £0 9%
3,109 1,380 £1,470,005 £473 44%
Stroud District Council – Local Plan Viability Study August 2013
7
Appendix 2 Invitees for the 9th May Consultation Event Mr Chris Ashton A W Land limited Mr Andrew Case AC Planning Solutions Kevin Walters Adlington Planning Team Anna Clark Alder King Planning Consultants Mr Alan Pearce Alder King Planning Consultants miss Nicola Vines Alder King Planning Consultants Mr Andrew Watton Andrew Watton Property Consultants Ms Jayne Harding Aspect 360 Ltd Mr Michael Stevens Astamgbc Consultancy Mr Philip Walker B Walker & Co Mr Chris Dadds Baker Associates Claudia Hawkins Barton Willmore Ms Georgina Tibbs Barton Willmore Mr Matthew Kendrick Barton Willmore Mr Ben Stephenson Barton Willmore Planning Partnership Mr Nathan Smith Barton Willmore Planning Partnership Ms Jane Terry Bell Cornwell John Cornwell Bell Cornwell LLP unknown Bennett Jones Partnership Mr Jeremy Flawn Bluestone Planning Mr Daniel Parry-Jones BNP Paribas Real Estate Mr David Mansfield Bowbridge/Thrupp Residents Association Mr Robin Bradbeer Bradbeer Planning Ltd unknown Bruton Knowles Mr Richard Brogden Bruton Knowles Mr Thomas Price Bruton Knowles Mrs Alison Brown Buchanan Partnership Mrs Madeleine Palmer C B Richard Ellis Mr Aaron Smith Caldecotte Consultants Miss Amy Hallam Carter Jonas LLP Charlotte Morphet CgMs Ms Karen Jones CgMs Mrs Emma Geater Charles Church Mr Chris Dent Chris Dent Planning Mr Adam Pyrke Colliers CRE Mr James Edwards Colliers CRE Planning & Development Mr Marcus Plaw Colliers International Miss Alison Priestley CSJ Planning Mr John Cocking CSJ Planning (for Barratt Homes Bristol) D2 Planning Limited unknown D2 Planning Limited Mr Desmond Dunlop D2 Planning LTD
Stroud District Council – Local Plan Viability Study August 2013
8
Mr David Ames David Ames Associates Mr Matthew Blaken David James & Partners Mr Nick Freer David Lock Associates Nick Freer David Lock Associates unknown DL Walker Mr Tim Roberts DLP Planning Mr David Scott DMS Consulting Ms Diane Bowyer DPDS Consulting Group Mr Andew Gale Drivers Jonas Deloitte Mr Robin Furby Dunmore Developments Ltd Liberty Stones Fisher German Mrs Sally Tagg Foxley Tagg Planning Ltd Ms Amanda Scott Fusion On Line Limited Mr Dan Washington G L Hearn Mr Simon Bayliss G V A Grimley Ltd Mr Graham Cockburn GC Planning Miss Hannah Bizoumis gerald eve llp Mr Tony Clements GL Hearn Rebecca May Gladman Developments Mrs Rachel Douglas Gladman Developments Ltd Mr Mike Cole Gregory Gray Associates Mr Nick Griffin Griffin Lascelles Associates Dr Ray Wilson GSIA Mr Luke Turner GVA Mr Peter Stockall GVA Liz Summers GVA Grimley Rebecca Collins GVA Grimley Mr Gwillym Richards Gwilym Richards & Co Ms Suzy Birdseye Hallam Land Management Ltd Simon Hawley Harris Lamb Property Consultancy Ms Joanne Emmett Hives Planning Mr Martin Quinton Hoddell Associates Ms Chloe Clark Hunter Page Planning Mr Conor Flanagan Hunter Page Planning Guy Wakefield Hunter Page Planning Ms Helen James Hunter Page Planning Mr Ian Gilbert Hunter Page Planning Mr James Hartley Hunter Page Planning Mr Jamie Lewis Hunter Page Planning Mr Mark Chadwick Hunter Page Planning Mr Paul Fong Hunter Page Planning Mr Nik Lyzba John Phillips Planning Consultancy Mrs Nicky Brock Kemp & Kemp Property Consultants Mr Tom Smailes Kemp and Kemp Michael Wellock Kirkwells David Staniland Knight Frank Mr Luke Mosson Knight Frank
Stroud District Council – Local Plan Viability Study August 2013
9
Mr Colin Danks LandPlan Consulting Ltd Miss Liz Weaver Levvel Ltd Mr Chris Dance LPC (Trull) Ltd Mr Tony Doyle LPC (Trull) Ltd Mrs Abigail Snook Mark Snook Planning Mr Luke Plimmer Martineau Mr Nathan McLoughlin McLoughlin Planning Miss Catherine Butcher Montagu Evans Mr Sam Dalzell Montagu Evans LLP Mr Adam Boyden Nicholas Pearson Associates Mr Mark Saunders NJL Consulting Mr Alan Wheeler on behalf of Nailsworth Town Council Mr Jonathan Orton Origin3 Mr T John K Dodson Parkinson Dodson & cheung Ms Kate Tinsley Peacock & Smith Mrs C Fountain Peacock and Smith Mr Mark Eagland Peacock and Smith Mr Alastair Shankland Pegasus Planning Group Mr Geraint Jones Pegasus Planning Group Hanna Mawson Pegasus Planning Group Mrs Sarah Hamilton-Foyn Pegasus Planning Group Mr Stuart Rackham Pegasus Planning Group Mr Robert Riding Pegasus Planning Group Mr Tony Bateman Pegasus Planning Group Mr Michael Gilbert Peter Brett Associates Z Stiles Pioneer Property Services Ltd Mr Mike Muston Planning Services (UK) Ltd Mrs Elaine Jones Psisoft Consultancy Services Ltd unknown R.A. Bennett Mr Richard Glen Richard Glen Associates Mr Phil Hardwick Robert Hitchins Ltd Mr Peter Keenan Roger Tym & Partners Mr Peter King RPS Chris Simkins RPS Richard Boother RPS Planning Mr Nicholas Matthews Savills (L&P) Mr Sean Hannaby Scott Brownrigg Cllr. Ms Sarah Lunnon SDC Green Group Mr Mark Godson SF Planning Mr Simon Firkins SF Planning Ltd Ms Laura Ross Stewart Ross Associates Mr Simon Steele-Perkins Strategic Land Partnership Mr J A Timpany Sundeala Ltd Mr Andrew Elliott Terence O'Rourke Mark Auchincloss Tetlow King Ms Helen Attewell The Development Planning Partnership Mr Ziyad Thomas The Planning Bureau
Stroud District Council – Local Plan Viability Study August 2013
10
Mr Peter Tufnell Tufnell Town & Country Planning Mr Peter Tufnell Tufnell Town & Country Planning Mr Andrew Ross Turley Associates Gareth Barton Turley Associates Miss Helen Heggs Turley Associates Mr Mark Price Vitruvius Management Services Mr Tom Pullin Voyce Pullin Ms Victoria King Walker Morris Ms Vicki Richardson Walton & Co Mr Owen Francis White Young Green Mr Simon Metcalf White Young Green Mr Andrew Strange White Young Green Planning Lee Jones WYG Planning & Environment Mr Alvin Lindley
unknown Marilyn Taub Mr Max Beck Mr Mike Doughty Mr P R Stick MR Richard Watson Mr William Charles
Stroud District Council – Local Plan Viability Study August 2013
11
Appendix 3 9th May Consultation Presentation The pages in this section are not numbered.
27/08/20
13 1
9th
May
201
3
Stro
ud D
istr
ict C
ounc
ilVi
abilit
y S
tudy
Firs
t Con
sulta
tion
Even
tM
etho
dolo
gy, A
ssum
ptio
ns &
App
rais
als
Age
nda
NP
PF,
Reg
ulat
ions
and
Gui
danc
eVi
abili
ty E
vide
nce
and
the
use
of e
vide
nce
–Se
rious
Ris
k or
Thr
eate
ns D
eliv
ery
Mai
n As
sum
ptio
ns–
Hou
se p
rices
–Af
ford
able
Hou
sing
–C
omm
erci
al p
rices
–D
evel
opm
ent c
osts
The
Viab
ility
Tes
t–
‘com
petit
ive
retu
rn’
–R
efle
ctin
g de
velo
pers
risk
(pro
fit)
Mov
ing
Forw
ard
Key
issu
e
•W
ill th
e pl
an d
eliv
er w
hat t
he C
ounc
il w
ant i
t to
del
iver
(will
it w
ork)
?
•W
hat e
ffect
wou
ld C
IL h
ave?
NP
PF
182
The
Loca
l Pla
n w
ill be
exa
min
ed b
y an
inde
pend
ent i
nspe
ctor
who
se ro
le is
to
asse
ss w
heth
er th
e pl
an h
as b
een
prep
ared
in a
ccor
danc
e w
ith th
e D
uty
to
Coo
pera
te, l
egal
and
pro
cedu
ral r
equi
rem
ents
, and
whe
ther
it is
sou
nd. A
lo
cal p
lann
ing
auth
ority
sho
uld
subm
it a
plan
for e
xam
inat
ion
whi
ch it
co
nsid
ers
is “s
ound
” –na
mel
y th
at it
is:
•Po
sitiv
ely
prep
ared
–th
e pl
an s
houl
d be
pre
pare
d ba
sed
on a
stra
tegy
w
hich
see
ks to
mee
t obj
ectiv
ely
asse
ssed
dev
elop
men
t and
infra
stru
ctur
e re
quire
men
ts, i
nclu
ding
unm
et re
quire
men
ts fr
om n
eigh
bour
ing
auth
oriti
es
whe
re it
is re
ason
able
to d
o so
and
con
sist
ent w
ith a
chie
ving
sus
tain
able
de
velo
pmen
t;•
Just
ified
–th
e pl
an s
houl
d be
the
……
•Ef
fect
ive
–th
e pl
an s
houl
d be
del
iver
able
over
its
perio
d an
d ba
sed
on
effe
ctiv
e jo
int w
orki
ng o
n cr
oss-
boun
dary
stra
tegi
c pr
iorit
ies;
and
•C
onsi
sten
t with
nat
iona
l pol
icy
–th
e pl
an s
houl
d …
…
4
27/08/20
13 2
NP
PF
173
Ensu
ring
viab
ility
and
deliv
erab
ility
Pur
suin
gsu
stai
nabl
ede
velo
pmen
treq
uire
sca
refu
latte
ntio
nto
viab
ility
and
cost
sin
plan
-mak
ing
and
deci
sion
-taki
ng.
Pla
nssh
ould
bede
liver
able
.The
refo
re,t
hesi
tes
and
the
scal
eof
deve
lopm
enti
dent
ified
inth
epl
ansh
ould
not
besu
bjec
tto
such
asc
ale
ofob
ligat
ions
and
polic
ybu
rden
sth
atth
eira
bilit
yto
bede
velo
ped
viab
lyis
thre
aten
ed.T
oen
sure
viab
ility,
the
cost
sof
any
requ
irem
ents
likel
yto
beap
plie
dto
deve
lopm
ent,
such
asre
quire
men
tsfo
raf
ford
able
hous
ing,
stan
dard
s,in
frast
ruct
ure
cont
ribut
ions
orot
her
requ
irem
ents
shou
ld,
whe
nta
king
acco
unt
ofth
eno
rmal
cost
ofde
velo
pmen
tan
dm
itiga
tion,
prov
ide
com
petit
ive
retu
rns
toa
will
ing
land
owne
ran
dw
illing
deve
lope
rto
enab
leth
ede
velo
pmen
tto
bede
liver
able
.
5
NP
PF
174
Ensu
ring
viab
ility
and
deliv
erab
ility
Loca
l pla
nnin
g au
thor
ities
sho
uld
set o
ut th
eir p
olic
y on
loca
l sta
ndar
ds
in th
e Lo
cal P
lan,
incl
udin
g re
quire
men
ts fo
r affo
rdab
le h
ousi
ng. T
hey
shou
ld a
sses
s th
e lik
ely
cum
ulat
ive
impa
cts
on d
evel
opm
ent i
n th
eir
area
of a
ll ex
istin
g an
d pr
opos
ed lo
cal s
tand
ards
, sup
plem
enta
ry
plan
ning
doc
umen
ts a
nd p
olic
ies
that
sup
port
the
deve
lopm
ent p
lan,
w
hen
adde
d to
nat
iona
lly re
quire
d st
anda
rds.
In o
rder
to b
e ap
prop
riate
, the
cum
ulat
ive
impa
ct o
f the
se s
tand
ards
and
pol
icie
s sh
ould
not
put
impl
emen
tatio
n of
the
plan
at s
erio
us ri
sk, a
nd s
houl
d fa
cilit
ate
deve
lopm
ent t
hrou
ghou
t the
eco
nom
ic c
ycle
. Evi
denc
e su
ppor
ting
the
asse
ssm
ent s
houl
d be
pro
porti
onat
e, u
sing
onl
y ap
prop
riate
ava
ilabl
e ev
iden
ce.
6
CIL
Reg
ulat
ions
Reg
ulat
ion
14 -
Setti
ng ra
tes
(1)
In s
ettin
g ra
tes
(incl
udin
g di
ffere
ntia
l rat
es) i
n a
char
ging
sch
edul
e, a
ch
argi
ng a
utho
rity
mus
t aim
to s
trike
wha
t app
ears
to th
e ch
argi
ng
auth
ority
to b
e an
app
ropr
iate
bal
ance
bet
wee
n—(a
) th
e de
sira
bilit
y of
fund
ing
from
CIL
(in
who
le o
r in
part)
the
actu
al
and
expe
cted
est
imat
ed to
tal c
ost o
f inf
rast
ruct
ure
requ
ired
to
supp
ort t
he d
evel
opm
ent o
f its
are
a, ta
king
into
acc
ount
oth
er
actu
al a
nd e
xpec
ted
sour
ces
of fu
ndin
g; a
nd.
(b)
the
pote
ntia
l effe
cts
(take
n as
a w
hole
) of t
he im
posi
tion
of
CIL
on
the
econ
omic
via
bilit
y of
dev
elop
men
t acr
oss
its a
rea.
.(2
) …
….
7
Mar
ch 2
010
CIL
Gui
danc
e (1
0)
8
The
exam
iner
shou
ldno
tus
eth
eC
ILex
amin
atio
nto
ques
tion
ach
argi
ngau
thor
ity’s
choi
cein
term
sof
'the
appr
opria
teba
lanc
e',u
nles
sth
eev
iden
ceav
aila
ble
toth
eex
amin
atio
nsh
ows
that
the
prop
osed
rate
(or
rate
s)w
illpu
tth
eov
eral
ldev
elop
men
tof
the
area
atse
rious
risk.
The
exam
iner
shou
ldbe
read
yto
mod
ifyor
reje
ctth
edr
aft
char
ging
sche
dule
ifit
puts
atse
rious
risk
the
over
alld
evel
opm
ento
fthe
area
.In
cons
ider
ing
whe
ther
the
over
alld
evel
opm
ento
fthe
area
has
been
put
atse
rious
risk,
the
exam
iner
will
wan
tto
cons
ider
the
impl
icat
ions
for
the
prio
ritie
sth
atth
eau
thor
ityha
sid
entif
ied
inits
Dev
elop
men
tPla
n(fo
rex
ampl
epl
anne
dta
rget
sfo
rhou
sing
supp
lyan
daf
ford
able
hous
ing)
,or
inth
eca
seof
the
May
or’s
CIL
,the
impl
icat
ions
for
the
Lond
onP
lan.
Inco
nsid
erin
gw
heth
erth
eD
evel
opm
ent
Pla
nan
dits
targ
ets
have
been
puta
tser
ious
risk,
the
exam
iner
shou
ldon
lybe
conc
erne
dw
ithw
heth
erth
epr
opos
edC
ILra
tew
illm
ake
am
ater
ialo
rsi
gnifi
cant
diffe
renc
eto
the
leve
loft
hatr
isk.
Itm
aybe
that
the
Dev
elop
men
tPla
nan
dits
targ
ets
wou
ldbe
atse
rious
risk
inth
eab
senc
eof
CIL
.
27/08/20
13 3
Apr
il 20
13 C
IL G
uida
nce
9. T
he in
depe
nden
t exa
min
er s
houl
d es
tabl
ish
that
: •
the
char
ging
aut
horit
y ha
s co
mpl
ied
with
the
requ
irem
ents
set
out
in
Par
t 11
of th
e P
lann
ing
Act
200
8 an
d th
e C
omm
unity
Infra
stru
ctur
e Le
vy R
egul
atio
ns
•th
e ch
argi
ng a
utho
rity’
s dr
aft c
harg
ing
sche
dule
is s
uppo
rted
by
back
grou
nd d
ocum
ents
con
tain
ing
appr
opria
te a
vaila
ble
evid
ence
•
the
prop
osed
rate
or r
ates
are
info
rmed
by
and
cons
iste
nt w
ith, t
he
evid
ence
on
econ
omic
via
bilit
y ac
ross
the
char
ging
aut
horit
y's
area
; an
d •
evid
ence
has
bee
n pr
ovid
ed th
at s
how
s th
e pr
opos
ed ra
te (o
r rat
es)
wou
ld n
ot th
reat
en d
eliv
ery
of th
e re
leva
nt P
lan
as a
who
le.
10. T
he e
xam
iner
sho
uld
be re
ady
to re
com
men
d m
odifi
catio
n or
re
ject
ion
of th
e dr
aft c
harg
ing
sche
dule
if it
thre
aten
s de
liver
y of
the
rele
vant
Pla
n as
a w
hole
. R
efer
s to
173
of N
PP
F9
Apr
il 20
13 C
IL G
uida
nce
8.
By
prov
idin
g ad
ditio
nal i
nfra
stru
ctur
e to
sup
port
deve
lopm
ent o
f an
area
, the
levy
is e
xpec
ted
to h
ave
a po
sitiv
e ec
onom
ic e
ffect
on
deve
lopm
ent a
cros
s an
are
a. In
dec
idin
g th
e ra
te(s
) of t
he le
vy fo
r in
clus
ion
in it
s dr
aft c
harg
ing
sche
dule
, a k
ey c
onsi
dera
tion
is th
e ba
lanc
e be
twee
n se
curin
g ad
ditio
nal i
nves
tmen
t fo
r inf
rast
ruct
ure
to
supp
ort d
evel
opm
ent a
nd th
e po
tent
ial e
cono
mic
effe
ct o
f im
posi
ng th
e le
vy u
pon
deve
lopm
ent a
cros
s th
eir a
rea.
The
Com
mun
ity
Infra
stru
ctur
e Le
vy re
gula
tions
pla
ce th
is b
alan
ce o
f con
side
ratio
ns a
t th
e ce
ntre
of t
he c
harg
e-se
tting
pro
cess
. In
mee
ting
the
requ
irem
ents
of
regu
latio
n 14
(1),
char
ging
aut
horit
ies
shou
ld s
how
and
exp
lain
how
th
eir p
ropo
sed
levy
rate
(or r
ates
) will
cont
ribut
e to
war
ds th
e im
plem
enta
tion
of th
eir r
elev
ant P
lan
and
supp
ort t
he d
evel
opm
ent o
f th
eir a
rea.
As
set o
ut in
the
Nat
iona
l Pla
nnin
g P
olic
y Fr
amew
ork
in
Eng
land
, the
abi
lity
to d
evel
op v
iabl
y th
e si
tes
and
the
scal
e of
de
velo
pmen
t ide
ntifi
ed in
the
Loca
l Pla
n sh
ould
not
be
thre
aten
ed.
10
CIL
, s10
6, 1
23 L
ist a
nd o
ther
so
urce
s of
fund
ing
88.
Whe
re th
e re
gula
tion
123
list i
nclu
des
a ge
neric
item
(suc
h as
edu
catio
n or
tran
spor
t),
sect
ion
106
cont
ribut
ions
sho
uld
not n
orm
ally
be
soug
ht o
n an
y sp
ecifi
c pr
ojec
ts in
that
cat
egor
y’
Suc
h si
te-s
peci
fic c
ontri
butio
ns s
houl
d on
ly b
e so
ught
whe
re th
is c
an b
e ju
stifi
ed w
ith re
fere
nce
to
the
unde
rpin
ning
evi
denc
e on
infra
stru
ctur
e pl
anni
ng m
ade
publ
icly
ava
ilabl
e at
exa
min
atio
n.
11
Pos
itive
ly P
repa
red
In o
rder
to b
e ap
prop
riate
, the
cum
ulat
ive
impa
ct o
f the
se
stan
dard
s an
d po
licie
s sh
ould
not
put
impl
emen
tatio
n of
the
plan
at s
erio
us ri
sk a
nd s
houl
d fa
cilit
ate
deve
lopm
ent
thro
ugho
ut th
e ec
onom
ic c
ycle
.N
PP
F 17
4
… c
harg
ing
auth
oriti
es s
houl
d sh
ow a
nd e
xpla
in h
ow th
eir
prop
osed
levy
rate
(or r
ates
) will
con
trib
ute
tow
ards
the
impl
emen
tatio
n of
thei
r rel
evan
t Pla
nan
d su
ppor
t the
de
velo
pmen
t of t
heir
area
.C
IL G
uida
nce
(8)
12
27/08/20
13 4
Viab
ility
Tes
tsN
PPF
Pla
n de
liver
abilit
y (w
as P
PS
3 P
arag
raph
29
Affo
rdab
le H
ousi
ng
Targ
et to
be
broa
dly
deliv
erab
le)
Dut
y to
co-
oper
ate
CIL
Reg
ulat
ion
14A
sses
s im
pact
of v
iabi
lity
on d
eliv
ery
SHLA
AD
eliv
erab
ility
Site
Spe
cific
s106
neg
otia
tions
etc
Gui
danc
e: L
GA
/HB
F (H
arm
an),
RIC
S G
uida
nce,
PA
S, H
CA
and
othe
rs.
13
Viab
ility
Tes
ting
-Gui
danc
eTH
ERE
IS N
O S
TATU
TORY
GU
IDAN
CE
NPP
F sa
ys:
‘Evi
denc
e su
ppor
ting
the
asse
ssm
ent s
houl
d be
pro
porti
onat
e,
usin
g on
ly a
ppro
pria
te a
vaila
ble
evid
ence
’.
The
CIL
gui
danc
e sa
ys:
‘The
legi
slat
ion
(sec
tion
212
(4) (
b)) r
equi
res
a ch
argi
ng a
utho
rity
to u
se 'a
ppro
pria
te a
vaila
ble
evid
ence
' to
info
rm th
eir d
raft
char
ging
sch
edul
e. It
is re
cogn
ised
that
the
avai
labl
e da
ta is
un
likel
y to
be
fully
com
preh
ensi
ve o
r exh
aust
ive.
Cha
rgin
g au
thor
ities
nee
d to
dem
onst
rate
that
thei
r pro
pose
d C
IL ra
te o
r ra
tes
are
info
rmed
by
‘app
ropr
iate
ava
ilabl
e’ e
vide
nce
and
cons
iste
nt w
ith th
at e
vide
nce
acro
ss th
eir a
rea
as a
who
le’.
Eng
agem
ent P
hase
s
27/08/20
13 5
Con
sulta
tion
Viab
ility
cons
ider
atio
ns s
houl
d al
read
y fo
rm p
art o
f the
stra
tegi
c ho
usin
g la
nd a
vaila
bilit
y as
sess
men
t (S
HLA
A) p
roce
ss. G
ood
qual
ity in
form
atio
n pr
ovid
ed b
y la
ndow
ners
/site
pro
mot
ers
at th
is
stag
e is
vita
l to
assi
st th
e te
stin
g of
pla
n po
licy
viab
ility.
The
ap
proa
ch to
ass
essi
ng p
lan
viab
ility
shou
ld th
eref
ore
seek
to
max
imis
e th
e us
e of
rele
vant
SH
LAA
info
rmat
ion.
Land
owne
rs a
nd s
ite p
rom
oter
s sh
ould
be
prep
ared
to p
rovi
de
suffi
cien
t and
goo
d qu
ality
info
rmat
ion
at a
n ea
rly s
tage
, rat
her
than
wai
ting
until
the
deve
lopm
ent m
anag
emen
t sta
ge. T
his
will
al
low
an
info
rmed
judg
emen
t by
the
plan
ning
aut
horit
y re
gard
ing
the
incl
usio
n or
oth
erw
ise
of s
ites
base
d on
thei
r pot
entia
l vi
abili
ty.
Har
man
Gui
danc
e –
Pag
e 23
Con
sulta
tion
46. C
harg
ing
auth
oriti
es m
ust c
onsu
lt on
thei
r pro
pose
d le
vy
rate
s in
a p
relim
inar
y dr
aft c
harg
ing
sche
dule
. Thi
s sh
ould
go
beyo
nd b
road
pro
posa
ls fo
r the
Com
mun
ity In
frast
ruct
ure
Levy
an
d th
e G
over
nmen
t enc
oura
ges
auth
oriti
es to
pre
pare
a d
raft
char
ging
sch
edul
e th
at is
evi
denc
e ba
sed
and
that
will
redu
ce
the
need
for s
ubse
quen
t mod
ifica
tions
, so
spee
ding
up
the
proc
ess
of in
trodu
cing
the
levy
. 49
. Ear
ly e
ngag
emen
t with
loca
l dev
elop
ers
and
othe
rs in
the
prop
erty
indu
stry
is c
lear
ly g
ood
prac
tice
and
shou
ld h
elp
the
char
ging
sch
edul
e co
nsul
tatio
n an
d ex
amin
atio
n pr
oces
s ru
n m
ore
smoo
thly.
The
ext
ent t
o w
hich
cha
rgin
g au
thor
ities
can
do
this
will
depe
nd o
n th
e le
vel o
f eng
agem
ent f
rom
loca
l de
velo
pers
. A
pril
2013
CIL
Gui
danc
e
Larg
e S
ites
Land
owne
rs a
nd s
ite p
rom
oter
s sh
ould
be
prep
ared
to
prov
ide
suffi
cien
t and
goo
d qu
ality
info
rmat
ion
at a
n ea
rly
stag
e……
. Thi
s w
ill a
llow
an
info
rmed
judg
emen
t by
the
plan
ning
aut
horit
y re
gard
ing
the
incl
usio
n or
oth
erw
ise
of
site
s ba
sed
on th
eir p
oten
tial v
iabi
lity.
Har
man
Gui
danc
e –
Pag
e 23
……
In s
ome
case
s, c
harg
ing
auth
oriti
es c
ould
trea
t a m
ajor
st
rate
gic
site
as
a se
para
te g
eogr
aphi
cal z
one
whe
re it
is
supp
orte
d by
robu
st e
vide
nce
on e
cono
mic
via
bilit
y.
CIL
Gui
danc
e (3
4)
Maj
or S
trate
gic
Site
s
•H
unts
Gro
ve, H
ardw
ick
•S
harp
ness
Doc
k, N
ewto
n•
Ast
on D
own,
Min
chin
ham
pton
•W
est o
f Sto
neho
use
•N
E o
f Cam
•S
troud
Val
leys
20
27/08/20
13 6
Met
hodo
logy
21
Sta
ndar
d Vi
abili
ty T
est
STEP
1G
ross
Dev
elop
men
t Val
ue(T
he c
ombi
ned
valu
e of
the
com
plet
e de
velo
pmen
t)LE
SS
Cos
t of c
reat
ing
the
asse
t, in
clud
ing
PRO
FIT
(Con
stru
ctio
n +
fees
+ fi
nanc
e ch
arge
s)=
RES
IDU
AL
VALU
EST
EP 2
Res
idua
l Val
ue v
Exi
stin
g / A
ltern
ativ
e U
se V
alue
22
Gro
ss D
evel
opm
ent V
alue
All
inco
me
from
a S
chem
e
Con
stru
ctio
n S
ite R
emed
iatio
nA
bnor
mal
sS
106
Etc
.
Fees
Des
ign
Eng
inee
rS
ales
Etc
.
Prof
itLa
ndow
ner
Dev
elop
ers
Bui
lder
s
Land
Exi
stin
g /
Alte
rnat
ive
Land
Val
ue+
uplif
t
CIL
,Af
ford
able
H
ousi
ng,
envi
ro
stan
dard
s,
desi
gn, e
tc
Evi
denc
e
Glo
uces
ters
hire
Affo
rdab
le H
ousi
ng S
ite
Viab
ility
Stu
dyFo
rdha
m R
esea
rch
2009
CIL
Dev
elop
men
t Site
Via
bilit
y S
tudy
ww
w.su
spc.
co.u
k, A
ugus
t 201
2
Site
Spe
cific
dev
elop
men
t app
rais
als
Mod
elle
d S
ites
16 R
esid
entia
lM
ajor
Stra
tegi
c S
ites
6 de
velo
pmen
t are
as24
27/08/20
13 7
Key
Ass
umpt
ions
25
Aver
age
Hou
se P
rices
(all)
26
Aver
age
Hou
se P
rices
(sem
i)
27
New
Hou
se P
rices
28
27/08/20
13 8
29
Dev
elop
er/A
gent
ad
dres
s ad
dres
s to
wn
num
ber o
f be
droo
ms
Flat
sq
m
hous
e sq
m
Pric
e Fl
at
Pric
e H
ouse
R
A B
enne
t C
rom
wel
l Clo
se
new
tow
n be
rkel
ey
2 0
0 15
0000
R A
Ben
net
Cro
mw
ell C
lose
ne
wto
wn
berk
eley
3
0 0
1650
00
Mic
heal
Tuc
k ne
w h
omes
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entra
l Squ
are
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ud
2 0
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7000
Cre
st N
icho
lson
C
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ts g
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omes
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ussa
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Cre
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4850
00
Cha
rles
Dun
can
Box
M
inch
inha
mpt
on
0 69
5000
Ham
pton
s In
tern
atio
nal
Ash
Gar
dens
Th
e S
treet
U
ley
0 69
9950
Ham
pton
s In
tern
atio
nal
Kna
pp L
ane
Pai
nsw
ick
Stro
ud
0 92
5000
Ren
ts, £
/mon
th
32
27/08/20
13 9
Ren
ts, £
/mon
th
33
Affo
rdab
le R
ent
•R
ent
80%
ofm
edia
nre
nt/
LHA
Cap
•M
anag
emen
t10%
•Vo
ids
4%•
Rep
airs
6%•
Yiel
d5.
5%(1
8Y
P)
34
Affo
rdab
le A
ssum
ptio
ns
•Af
ford
able
Ren
t£1
,100
/m2
•So
cial
rent
50%
OM
V•
Inte
rmed
iate
70%
OM
V
•H
isto
ric G
rant
Was
typi
cally
£35
,000
/soc
ial r
ent
Now
zer
o
•G
rant
, rec
ycle
d gr
ant,
Rig
ht-to
-buy
rece
ipts
, S
ocia
l to
affo
rdab
le re
nt c
onve
rsio
ns?
35
Pric
e A
ssum
ptio
ns
36
Table 4.8 Price Assumptions
Mar
ket
Inte
rmed
iat
e to
Buy
Affo
rdab
le
Ren
tSo
cial
Ren
t£/
m2
£/m
2£/
m2
£/m
21
Rur
alN
orth
Upt
on S
t Leo
nard
s2,
700
1,89
01,
100
1,35
02
Tow
nEd
geS
tone
hous
e2,
500
1,75
01,
100
1,25
03
Infil
lSt
oneh
ouse
2,30
01,
610
1,10
01,
150
4In
fill
Ston
ehou
se2,
500
1,75
01,
100
1,25
05
Tow
nEd
geSt
roud
2,60
01,
820
1,10
01,
300
6In
fill
Stro
ud2,
500
1,75
01,
100
1,25
07
Infil
lSt
roud
2,50
01,
750
1,10
01,
250
8In
fill
Cam
2,40
01,
680
1,10
01,
200
9To
wn
Edge
Cam
2,75
01,
925
1,10
01,
375
10In
fill
Dur
sley
2,45
01,
715
1,10
01,
225
11R
ural
Sout
hW
otto
n U
nder
Edg
e2,
800
1,96
01,
100
1,40
012
Rur
alEa
stN
ails
wor
th2,
750
1,92
51,
100
1,37
513
Rur
alEa
stM
inch
inha
mpt
on2,
750
1,92
51,
100
1,37
514
Rur
alW
est
Fram
pton
2,45
01,
715
1,10
01,
225
27/08/20
13 10
Alte
rnat
ive
Use
Val
ue
Res
iden
tial
£400
,000
/ha
Indu
stria
lBe
tter
£400
,000
/ha
Less
goo
d£2
50,0
00 /h
aA
gric
ultu
ral
£25,
000
/ha
Pad
dock
£50,
000
/ha
Per
net
dev
elop
able
ha
37
Dev
elop
men
t Cos
ts
1.C
onst
ruct
ion
BC
IS +
6%
for C
FSH
42.
Infr
astr
uctu
re10
% -
20%
3.Fe
esR
es 1
0%N
on R
es 8
%4.
Con
tinge
ncie
s2.
5% to
5%
5.A
dditi
onal
s10
6£1
,000
/uni
t6.
Inte
rest
7%7.
Prof
it20
% (o
n C
ost o
r GD
V)
38
Dev
elop
er C
ontri
butio
ns
Infra
stru
ctur
e C
ateg
ory
Est
imat
ed c
ontri
butio
nspe
r Dw
ellin
g
Com
mun
ity &
Cul
ture
£986
Edu
catio
n£6
,983
Em
erge
ncy
Ser
vice
s12
2H
ealth
care
£943
Ene
rgy
Floo
d R
isk,
Wat
er &
W
aste
wat
erIC
TO
pen
Spa
ce, S
port
&
Rec
reat
ion
£2,4
89
Tran
spor
t & P
ublic
Rea
lm£2
,150
Was
teTo
tal
£13,
673
39
Mar
ket P
ace
•O
ver p
lan
perio
d –
not j
ust n
ow•
Larg
e si
tes
–m
ultip
le o
utle
ts•
30 o
r so
per o
utle
t yea
r•
Dow
n to
4 p
er y
ear
40
27/08/20
13 11
Cum
ulat
ive
Impa
ct o
f Pol
icy
•C
ore
Polic
y C
P6 D
evel
oper
con
trib
utio
ns to
ser
vice
s,
com
mun
ity fa
cilit
ies
and
infr
astr
uctu
re•
Cor
e Po
licy
CP7
Life
time
com
mun
ities
•C
ore
Polic
y C
P9 A
fford
able
hou
sing
•D
eliv
ery
Polic
y H
C3
Str
ateg
ic s
elf-b
uild
hou
sing
pro
visi
on•
Cor
e Po
licy
CP1
2 T
own
cent
res
and
reta
iling
•C
ore
Polic
y C
P14
Hig
h Q
ualit
y Su
stai
nabl
e D
evel
opm
ent
•D
eliv
ery
Polic
y ES
1 C
ontr
ibut
ing
to a
low
car
bon
futu
re•
Del
iver
y Po
licy
ES14
Pro
visi
on o
f sem
i-nat
ural
and
nat
ural
gr
een
spac
e w
ith n
ew re
side
ntia
l dev
elop
men
t•
Del
iver
y Po
licy
ES15
Pro
visi
on o
f out
door
pla
y sp
ace
•D
eliv
ery
Polic
y ES
16 P
ublic
art
con
trib
utio
ns
41
Mod
ellin
g
42
43
Tabl
e 8.
6 M
odel
led
Site
dev
elop
men
t ass
umpt
ions
Num
ber
Site
Uni
tsG
ross
A
rea
Net
Are
aD
ensi
tyAv
erag
e U
nit S
ize
Den
sity
haha
Uni
ts/n
et
ham
2m
2m
2/ha
1R
ural
Nor
thU
pton
StL
eona
rds
Gre
enA
gric
ultu
ral
178
8.50
5.95
29.9
284
.94
15,1
202,
541
2To
wn
Edg
eS
tone
hous
eG
reen
Pad
dock
441.
240.
9944
.44
81.7
03,
595
3,63
1
3In
fill
Sto
neho
use
Bro
wn
Car
park
200.
200.
2010
0.00
67.7
51,
355
6,77
5
4In
fill
Sto
neho
use
Gre
enP
addo
ck80
2.00
1.60
50.0
069
.40
5,55
23,
470
5To
wn
Edg
eS
troud
Gre
enA
gric
ultu
ral
395
16.0
011
.20
35.2
784
.36
33,3
212,
975
6In
fill
Stro
udG
reen
Pad
dock
983.
502.
8035
.00
79.5
07,
791
2,78
3
7In
fill
Stro
udG
reen
Gar
den
200.
400.
4050
.00
73.5
01,
470
3,67
5
8In
fill
Cam
Bro
wn
Indu
stria
l72
2.25
1.80
40.0
077
.47
5,57
83,
099
9To
wn
Edg
eC
amG
reen
Pad
dock
843.
002.
1040
.00
78.1
56,
565
3,12
6
10In
fill
Dur
sley
Bro
wn
Gar
age
180.
300.
3060
.00
73.8
91,
330
4,43
3
11R
ural
Sou
thW
otto
nU
nder
Edg
eG
reen
Res
iden
tial
130.
450.
3636
.11
85.9
61,
118
3,10
4
12R
ural
Eas
tN
ails
wor
thG
reen
Pad
dock
351.
251.
0035
.00
85.8
43,
005
3,00
5
13R
ural
Eas
tM
inch
inha
mpt
onG
reen
Agr
icul
tura
l56
2.00
1.60
35.0
080
.20
4,49
12,
807
14R
ural
Wes
tFr
ampt
onG
reen
Pad
dock
105
5.00
3.50
30.0
076
.68
8,05
22,
300
1218
46.0
933
.80
36.0
480
.74
98,3
412,
909
Sta
ndar
d Vi
abili
ty T
est
Gro
ss D
evel
opm
ent V
alue
(The
com
bine
d va
lue
of th
e co
mpl
ete
deve
lopm
ent)
LES
S
Cos
t of c
reat
ing
the
asse
t, in
clud
ing
PRO
FIT
(Con
stru
ctio
n +
fees
+ fi
nanc
e ch
arge
s)=
RES
IDU
AL
VALU
ER
esid
ual V
alue
v E
xist
ing
/ Alte
rnat
ive
Use
Val
ue44
27/08/20
13 12
Har
man
/ R
ICS
A P
ragm
atic
Via
bilit
y Te
stW
e ar
e N
OT
tryin
g to
repl
icat
e a
parti
cula
r bus
ines
s m
odel
Test
sho
uld
be b
road
ly re
pres
enta
tive
‘Exi
stin
g us
e va
lue
plus
’–
real
ity c
heck
ed a
gain
st m
arke
t val
ue
•W
ill E
UV
Plu
s pr
ovid
e co
mpe
titiv
e re
turn
s?•
Land
ow
ner’s
hav
e ex
pect
atio
ns (l
ife c
hang
ing?
)•
Will
land
com
e fo
rwar
d?
Em
ergi
ng R
esul
ts
47
TO B
E C
LEA
R
48
The
Cou
ncil
unde
rsta
nds:
1.Th
at a
fford
able
hou
sing
, CIL
, add
ition
al
stan
dard
s an
d s1
06 a
re ‘p
aid’
from
the
sam
e po
t –an
d th
at p
ot is
not
bot
tom
less
2.Th
e de
velo
pmen
t mar
ket i
s di
fficu
lt an
d un
certa
in.
3.Th
at d
evel
oper
s ne
ed to
kno
w th
at s
ite
spec
ific
infra
stru
ctur
e w
ill b
e de
liver
ed.
27/08/20
13 13
Mat
ters
to W
eigh
Up
49
1.R
egul
atio
n an
d G
uida
nce
2.C
IL v
s10
6, D
iffer
entia
l Rat
es3.
Infra
stru
ctur
e D
eliv
ery
(RIS
K)
4.U
ncer
tain
Mar
ket
5.N
eigh
bour
ing
Aut
horit
ies
6.S
106
His
tory
7.C
osts
of I
nfra
stru
ctur
e an
d S
ourc
es o
f Fu
ndin
g
And
Now
?
•C
omm
ents
on
mai
n as
sum
ptio
ns•
Com
men
ts o
n m
etho
dolo
gy
•D
raft
repo
rt in
2 w
eeks
or s
o
50
Stroud District Council – Local Plan Viability Study August 2013
13
Appendix 4 New Residential Property
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
14
Bed
room
s Fl
at
H
ouse
Pric
e
£/m
2
Dev
elop
er/A
gent
sq
ft
Flat
sq
m
sq ft
ho
use
sq
m
Pric
e Fl
at
Pric
e H
ouse
Fl
at
Hou
se
R A
Ben
net
Cro
mw
ell
Clo
se
New
tow
n B
erke
ley
2
0
0.0
15
0,00
0
R
A B
enne
t C
rom
wel
l C
lose
N
ewto
wn
Ber
kele
y 3
0
0.
0
165,
000
Mic
heal
Tuc
k ne
w
hom
es
Cen
tral
Squ
are
Stro
ud
2
0
0.
0 12
7,00
0
Cre
st N
icho
lson
C
oach
H
ouse
H
unts
gr
ove
Wat
erw
ells
bus
ines
s pa
rk
2
0 66
6 61
.9
13
6,99
5
2,21
4 M
iche
al T
uck
new
ho
mes
P
embr
oke
plac
e N
aas
lane
K
ings
lane
2
0
0.
0
124,
995
Mic
heal
Tuc
k ne
w
hom
es
Cen
tral
Squ
are
Stro
ud
2
0
0.
0 12
7,00
0
Mic
heal
Tuc
k ne
w
hom
es
Cen
tral
Squ
are
Stro
ud
3
0
11
0.6
22
0,00
0
1,98
9 M
iche
al T
uck
new
ho
mes
C
entra
l S
quar
e S
troud
3
0
110.
6 22
0,00
0
0
Mic
heal
Tuc
k ne
w
hom
es
Cen
tral
Squ
are
Stro
ud
3
0
11
0.6
225,
000
0 M
iche
al T
uck
new
ho
mes
C
entra
l S
quar
e S
troud
2
0
0.0
128,
000
M
iche
al T
uck
new
ho
mes
C
entra
l S
quar
e S
troud
4
0
0.0
245,
000
M
iche
al T
uck
new
ho
mes
C
entra
l S
quar
e S
troud
4
0
0.0
265,
000
B
esle
y H
ill B
ussa
ge
2
0
0.0
13
5,00
0
C
rest
Nic
hols
on
The
San
ddow
n H
unts
gr
ove
Wat
erw
ells
bus
ines
s pa
rk
2
0 66
6 61
.9
13
6,99
5
2,21
4
Cre
st N
icho
lson
Th
e S
andd
own
Hun
ts
grov
e W
ater
wel
ls b
usin
ess
park
2
0
666
61.9
136,
995
2,
214
Cre
st N
icho
lson
W
hits
tone
H
undr
ed
Hun
ts
grov
e G
louc
este
r 4
0
666
109.
0
239,
500
2,
197
Mic
heal
Tuc
k ne
w
hom
es
Pem
brok
e pl
ace
Naa
s la
ne
Kin
gsla
ne
3
0
0.0
14
9,99
5
C
rest
Nic
hols
on
Whi
tsto
ne
Hun
dred
H
unts
G
rove
W
ater
wel
ls B
us P
ark
3
0
78.0
159,
995
2,
051
3
0
0.0
4
0
0.0
299,
995
A
ndre
ws
Est
ate
Age
nts
The
Pav
ilion
S
tratfo
rd
Rd
Stro
ud
3
0
0.0
16
9,95
0
Th
e P
avili
on
Stra
tford
R
d S
troud
3
0
0.
0
200,
000
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
15
Th
e P
avili
on
3
0
0.0
20
6,00
0
Th
e P
avili
on
3
0
0.0
20
9,00
0
Th
e P
avili
on
3
0
0.0
20
6,00
0
Th
e P
avili
on
3
0
0.0
21
2,00
0
0
0.0
Per
ry B
isho
p an
d C
ham
bers
Stra
tford
R
d S
troud
4
0
12
0.0
18
5,95
0
1,55
0 P
erry
Bis
hop
and
Cha
mbe
rs
Stra
tford
R
d S
troud
4
0
12
0.0
18
9,95
0
1,58
3 P
erry
Bis
hop
and
Cha
mbe
rs
Stra
tford
R
d S
troud
2
0
11
5.0
17
5,00
0
1,52
2
The
prop
erty
Cen
tre
off A
419
S
troud
3
0
0.
0
180,
000
RA
Ben
nett
Woo
dfie
ld
Rd
Dur
sley
3
0
95.0
180,
000
1,
895
RA
Ben
nett
Woo
dfie
ld
Rd
Dur
sley
3
0
95.0
189,
950
1,
999
Ham
pton
s In
tern
atio
nal
Can
ton
Acr
e P
ains
wic
k S
troud
2
0
0.
0
189,
999
Bar
ratt
Hom
es
Dov
e H
ill
Ebl
ey R
d S
tone
hous
e 3
0
832
77.3
191,
995
2,
484
Bar
ratt
Hom
es
5
0
1,83
6 17
0.6
34
2,00
0
2,00
5
Mic
hael
Tuc
k
Har
esfie
ld
Cha
se
Har
dwic
ke
3
0
0.0
20
0,00
0
M
icha
el T
ucke
r
3
0
0.0
20
0,00
0
M
icha
el T
ucke
r
Har
esfie
ld
Har
dwic
ke
4
0 1,
167
108.
4
235,
000
2,
168
Mic
hael
Tuc
ker
4
0
1,16
7 10
8.4
23
5,00
0
2,16
8
Mic
hael
Tuc
ker
4
0
1,59
1 14
7.8
31
2,00
0
2,11
1
Mic
hael
Tuc
ker
4
0
1,70
3 15
8.2
33
5,00
0
2,11
7
Dav
id W
ilson
Hom
es
Har
esfie
ld
Cha
se
Jess
op R
d G
louc
este
r 3
0
1,00
1 93
.0
21
5,00
0
2,31
2
Dav
id W
ilson
Hom
es
4
0
1,49
4 13
8.8
28
0,00
0
2,01
7
Dav
id W
ilson
Hom
es
4
0
1,44
1 13
3.9
26
7,50
0
1,99
8
Dav
id W
ilson
Hom
es
4
0
1,59
1 14
7.8
30
0,00
0
2,03
0
Dav
id W
ilson
Hom
es
4
0
1,70
3 15
8.2
33
5,00
0
2,11
7
Con
nells
Th
e M
alla
rds
San
igar
la
ne
New
tow
n 3
0
10
0.0
24
5,00
0
2,45
0
Mic
hael
Tuc
ker
The
San
igar
N
ewto
wn
4
0
0.0
24
5,00
0
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
16
Mal
lard
s la
ne
Mic
hael
Tuc
ker
The
Mal
lard
s S
anig
ar
lane
N
ewto
wn
4
0
0.0
24
5,00
0
M
icha
el T
ucke
r Th
e M
alla
rds
N
ewto
wn
4
0
0.0
25
0,00
0
M
icha
el T
ucke
r Th
e M
alla
rds
N
ewto
wn
4
0
0.0
27
5,00
0
M
icha
el T
ucke
r
4
0
0.0
27
5,00
0
M
icha
el T
ucke
r M
alla
rds
4
0
0.0
28
5,00
0
B
arra
tts
Coo
pers
E
dge
Bro
ckw
orth
G
louc
este
r 4
0
1,24
7 11
5.9
26
0,00
0
2,24
4
RA
Ben
nett
Red
nock
D
rive
D
ursl
ey
3
0
0.0
30
0,00
0
C
ala
Hom
es
Cot
swol
d C
hase
B
isle
y R
d E
astc
ombe
4
0
1,33
1 12
3.7
37
0,00
0
2,99
2
Cal
a H
omes
4
0 1,
313
122.
0
370,
000
3,
033
Cal
a H
omes
4
0 1,
376
127.
8
385,
000
3,
012
Cal
a H
omes
4
0 1,
664
154.
6
470,
000
3,
040
Pet
er J
oy
C
hurc
h St
K
ings
Sta
nley
4
0
0.
0
370,
000
Ham
pton
s In
tern
atio
nal
Bro
ad
Mea
dow
Le
onar
d S
tanl
ey
Sto
neho
use
5
0
165.
0
430,
000
2,
606
Ham
pton
s In
tern
atio
nal
Bro
ad
Mea
dow
Le
onar
d S
tanl
ey
Sto
neho
use
5
0
166.
0
410,
000
2,
470
Ben
net J
ones
S
tirlin
g C
ourt
C
am
4
0
135.
0
440,
000
3,
259
Per
ry B
isho
p an
d C
ham
bers
Bar
ton
Clo
se
Sta
r Hill,
Nai
lsw
orth
6
0
2,62
5 24
3.9
48
5,00
0
1,98
9
Cha
rles
Dun
can
B
ox
Min
chin
ham
pton
4
0
2,75
0 25
5.5
69
5,00
0
2,72
0 H
ampt
ons
Inte
rnat
iona
l A
sh
Gar
dens
Th
e St
reet
U
ley
4
0
270.
0
699,
950
2,
592
Ham
pton
s In
tern
atio
nal
Kna
pp L
ane
Pai
nsw
ick
Stro
ud
5
0 2,
700
250.
8
925,
000
3,
688
Stroud District Council – Local Plan Viability Study August 2013
17
Appendix 5 Non-Residential Property to let and for sale
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
18
Indu
stria
l
3
Dan
iels
Indu
stria
l Est
ate,
STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 0
7/02
/201
3
Des
crip
tion:
IND
UST
RIA
L W
AREH
OU
SE
UN
IT A
det
ache
d in
dust
rial
war
ehou
se u
nit o
f ste
el fr
ame
cons
truct
ion
with
bric
k an
d bl
ock
and
clad
el
evat
ions
und
er a
pro
file
shee
t roo
f and
pro
vide
s fo
r an
inte
rnal
wor
king
he
ight
to th
e fra
med
hau
nch
of a
ppro
x 7.
2 m
etre
s w
ithin
the
mai
n w
areh
ouse
...
Ba
th R
oad
Trad
ing
Esta
te, B
ath
Roa
d, S
troud
Pric
e: G
BP
Si
ze: 9
.3 -
1858
.06
sq m
D
ate
Upd
ated
: 23/
06/2
013
D
escr
iptio
n: F
lexi
ble
offic
e, in
dust
rial a
nd w
areh
ouse
spa
ce w
ith a
n ex
tens
ive
and
secu
re b
usin
ess
envi
ornm
ent w
ith o
n si
te m
anag
emen
t. O
ffice
s cu
rren
tly fr
om 1
74 s
q ft
upw
ards
and
indu
stria
l/war
ehou
se fr
om
1,43
9 sq
ft. O
ccup
atio
n av
aila
ble
on s
hort
or lo
ng te
rm b
asis
ava
ilabl
e.
(Fr..
.
Br
imsc
ombe
Por
t, Br
imsc
ombe
, STR
OU
D
Pr
ice:
GB
P
Size
: 299
9.93
- 50
000.
39 s
q ft
D
ate
Upd
ated
: 18/
06/2
013
D
escr
iptio
n: In
dust
rial W
areh
ouse
Offi
ce S
pace
A ra
nge
of in
dust
rial
war
ehou
se a
nd o
ffice
spa
ce is
ava
ilabl
e. T
he e
stat
e is
wel
l loc
ated
with
ea
sy a
cces
s to
the
A419
with
the
Stro
ud to
wn
cent
re 2
mile
s to
the
wes
t w
ith J
unct
ion
13 o
f the
M5
Mot
orw
ay a
ppro
xim
atel
y 8
mile
s w
est.
(Fro
m...
Th
e W
areh
ouse
, Upp
er M
ills
Trad
ing
Esta
te, S
TON
EHO
USE
, G
louc
este
rshi
re
Pr
ice:
£30
0,00
0.00
R
ent:
£31,
500
/ Ann
um
Size
: 12,
561
sq ft
D
ate
Upd
ated
: 21/
11/2
012
D
escr
iptio
n: T
he p
rem
ises
com
pris
e a
war
ehou
se/in
dust
rial u
nit w
ith
acce
ss p
rovi
ded
by a
sin
gle
rolle
r shu
tter d
oor a
djac
ent t
o w
hich
is a
n ar
ea
of c
oncr
ete
hard
sta
ndin
g pr
ovid
ing
a m
odes
t num
ber o
f par
king
spa
ces.
In
tern
ally
, the
pre
mis
es is
larg
ely
open
pla
n ha
ving
con
cret
e flo
o...
Se
cond
Flo
or, B
lock
3, U
pper
Mills
Tra
ding
Est
ate,
STO
NEH
OU
SE,
G
louc
este
rshi
re
R
ent:
£200
0 / A
nnum
Si
ze: 7
00 s
q ft
D
ate
Add
ed: 1
8/03
/201
3
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
19
Des
crip
tion:
26
a, U
pper
Mills
Indu
stria
l Est
ate,
Bris
tol R
oad,
Stro
ud, G
louc
este
rshi
re
R
ent:
£800
0 / A
nnum
Si
ze: 1
641
sq ft
D
ate
Add
ed: 1
1/06
/201
3
Des
crip
tion:
U
nit 3
Wim
berle
y M
ill, W
imbe
rley
Park
, STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 1
3/05
/201
3
Des
crip
tion:
IND
UST
RIA
L W
AREH
OU
SE
UN
IT U
nit 3
is a
sin
gle
stor
ey
indu
stria
l war
ehou
se u
nit o
f con
cret
e po
rtal f
ram
e w
ith e
aves
hei
ght o
f ap
prox
5 m
etre
s un
der d
oubl
e sk
inne
d sh
eet r
oof.
Acce
ss is
pro
vide
d vi
a a
sing
le d
oor.
Avai
labl
e on
a n
ew fl
exib
le le
ase
at a
com
petit
ive
rent
. (F.
..
U
nits
3 &
4, S
troud
wat
er B
usin
ess
Par
k, S
troud
, Glo
uces
ters
hire
Size
: 10,
713
- 38,
555
sq ft
D
ate
Add
ed: 1
0/08
/201
2
Des
crip
tion:
• Tw
o ne
ighb
ourin
g m
oder
n w
areh
ouse
/ pr
oduc
tion
units
, av
aila
ble
as a
who
le o
n a
freeh
old
basi
s• U
nit 3
ben
efits
from
a s
hort
term
in
com
e pr
oduc
ing
leas
e, a
nd U
nit 4
is a
vaila
ble
with
vac
ant p
osse
ssio
n.•
Each
uni
t ben
efits
from
ded
icat
ed c
ar p
arki
ng a
nd lo
adin
g ac
cess
•...
U
nits
1 &
2 B
rune
l Cou
rt, S
troud
wat
er B
usin
ess
Park
, STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
0/05
/201
3
Des
crip
tion:
Tw
o D
etac
hed
Indu
stria
l War
ehou
se B
uild
ings
Tw
o de
tach
ed in
dust
rial w
areh
ouse
uni
ts b
uilt
on s
teel
fram
es a
nd in
clud
ing
offic
e an
d st
orag
e sp
ace.
Exc
elle
nt a
cces
s is
pro
vide
d fro
m a
cen
tral
cour
tyar
d an
d th
e bu
ildin
gs b
enef
it fro
m d
irect
acc
ess
to J
13 o
f the
M5
Mot
orw
ay...
Vi
ctor
ia W
orks
, Lon
don
Roa
d, S
TRO
UD
Pric
e: G
BP
D
ate
Upd
ated
: 03/
06/2
013
D
escr
iptio
n: D
ETAC
HED
WO
RKS
HO
P/SH
OW
RO
OM
Dev
elop
men
t op
portu
nity
that
cou
ld s
uit v
ario
us u
ses
subj
ect t
o pl
anni
ng. A
det
ache
d w
orks
hop/
show
room
circ
a 18
70 w
ith v
ario
us e
xten
sion
s. T
he m
ain
sect
ion
is c
onst
ruct
ed o
ver t
wo
stor
eys
with
bric
k el
evat
ions
ben
eath
a p
itche
d an
d til
ed ro
of ..
.
U
nit 1
5 As
ton
Dow
n B
usin
ess
Park
, Stro
ud
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
20
Pric
e: G
BP
Si
ze: 2
128.
04 -
8857
.07
sq ft
D
ate
Upd
ated
: 06/
09/2
012
D
escr
iptio
n: A
form
er v
ehic
le w
orks
hop
prem
ises
set
on
a se
cure
site
. 2,
128-
8,85
7 sq
ft. (
From
Cal
des
Softw
are.
Pro
perty
Ref
: N20
7. S
ep 6
20
12 1
1:19
AM)
W
areh
ousi
ng, B
usin
ess
Spa
ce A
nd O
ffice
Pre
mis
es, A
ston
Dow
n Bu
sine
ss P
ark,
Stro
ud
Pr
ice:
GB
P
Size
: 500
.53
- 600
00.4
7 sq
ft
Dat
e U
pdat
ed: 1
8/10
/201
2
Des
crip
tion:
Var
ious
con
verte
d fo
rmer
airc
raft
hang
ars
suita
ble
for
stor
age
and
dist
ribut
ion
uses
, with
anc
illary
offi
ce a
nd w
orks
hop
spac
e.
(Fro
m C
alde
s So
ftwar
e. P
rope
rty R
ef: N
204.
Oct
18
2012
1:0
0PM
)
U
nit 2
9 G
lenm
ore
Cen
tre, W
ater
wel
ls B
usin
ess
Park
, GLO
UC
EST
ER
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
5/04
/201
3
Des
crip
tion:
Bus
ines
s U
nits
Uni
t 29
com
pris
es a
mid
terr
aced
uni
t whi
ch
bene
fits
from
an
eave
s he
ight
of 5
.8 m
etre
s an
d ha
s a
subs
tant
ial
mez
zani
ne c
onst
ruct
ed w
ithin
the
build
ing.
Loa
ding
acc
ess
is p
rovi
ded
via
a ro
ller s
hutte
r doo
r. Ex
tern
ally
the
unit
bene
fits
from
car
par
king
fo...
U
nit 1
2 Br
unel
Cou
rt, W
ater
wel
ls B
usin
ess
Park
, Glo
uces
ter
Pr
ice:
GB
P
Size
: 504
.28
sq m
D
ate
Upd
ated
: 17/
06/2
013
D
escr
iptio
n: In
cent
ives
ava
ilabl
e. B
rune
l Cou
rt is
a m
oder
n in
dust
rial
deve
lopm
ent o
n W
ater
wel
ls B
usin
ess
Park
. The
uni
ts a
re o
f ste
el p
orta
l fra
me
cons
truct
ion
with
pro
file
stee
l cla
ddin
g un
derli
ned
and
insu
late
d ro
ofs.
The
fron
t ele
vatio
ns in
corp
orat
e pe
rson
nel d
oors
and
sec
tiona
l...
Br
unel
Cou
rt, W
ater
wel
ls B
usin
ess
Par
k, G
louc
este
r
Pric
e: G
BP
Si
ze: 2
78.7
- 15
79.3
5 sq
m
Dat
e U
pdat
ed: 1
8/06
/201
3
Des
crip
tion:
Ince
ntiv
es a
vaila
ble.
Bru
nel C
ourt
is a
mod
ern
indu
stria
l de
velo
pmen
t on
Wat
erw
ells
Bus
ines
s Pa
rk. T
he u
nits
are
of s
teel
por
tal
fram
e co
nstru
ctio
n w
ith p
rofil
e st
eel c
ladd
ing
unde
rline
d an
d in
sula
ted
roof
s. T
he fr
ont e
leva
tions
inco
rpor
ate
pers
onne
l doo
rs a
nd s
ectio
nal..
.
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
21
Offi
ce
M
erry
wal
ks H
ouse
, Mer
ryw
alks
, Stro
ud
Pr
ice:
GB
P
Ren
t: £8
/ sq
ft
Size
: 171
9.01
- 44
39.0
4 sq
ft
Dat
e U
pdat
ed: 1
7/03
/201
3
Des
crip
tion:
A 1
950'
s of
fice
build
ing
loca
ted
in a
pro
min
ent p
ositi
on in
the
cent
re o
f Stro
ud. T
he v
acan
t spa
ces
com
pris
e tw
o se
cond
floo
r sui
tes.
(F
rom
Cal
des
Softw
are.
Pro
perty
Ref
: N24
212.
Mar
17
2013
11:
42P
M)
M
erry
wal
ks, S
troud
Pric
e: P
OA
Si
ze: 2
60 -
9600
D
ate
Upd
ated
: 19/
04/2
013
D
escr
iptio
n: T
his
offic
e sp
ace
is lo
cate
d in
a m
oder
n of
fice
build
ing
in
cent
ral S
troud
. It i
s in
a p
rom
inen
t loc
atio
n fro
ntin
g on
to th
e A
46. T
here
ar
e tw
o su
ites
of 1
,719
and
2,7
21 s
q ft
avai
labl
e to
geth
er o
r sep
arat
ely.
Th
ey a
re a
vaila
ble
for i
mm
edia
te o
ccup
atio
n by
way
of n
ew le
...
68 H
igh
Stre
et, S
troud
Pric
e: £
12,5
00.0
0 (G
BP)
R
ent:
£125
00 /
Ann
um
Size
: 139
.3 -
139.
35 s
q m
D
ate
Upd
ated
: 17/
06/2
013
D
escr
iptio
n: T
he p
rem
ises
com
pris
e fir
st fl
oor o
ffice
acc
omm
odat
ion
with
in a
per
iod
form
er b
ank
build
ing.
The
pre
mis
es a
re to
und
ergo
a
prog
ram
me
of re
furb
ishm
ent t
o pr
ovid
e go
od q
ualit
y of
fice
acco
mm
odat
ion
with
a n
ew s
epar
ate
entra
nce
from
Lan
sdow
n. C
hurc
h St
reet
pro
vide
s sh
ort s
t...
Ba
th R
oad
Trad
ing
Esta
te, B
ath
Roa
d, S
troud
Pric
e: G
BP
Si
ze: 9
.3 -
1858
.06
sq m
D
ate
Upd
ated
: 23/
06/2
013
D
escr
iptio
n: F
lexi
ble
offic
e, in
dust
rial a
nd w
areh
ouse
spa
ce w
ith a
n ex
tens
ive
and
secu
re b
usin
ess
envi
ornm
ent w
ith o
n si
te m
anag
emen
t. O
ffice
s cu
rren
tly fr
om 1
74 s
q ft
upw
ards
and
indu
stria
l/war
ehou
se fr
om
1,43
9 sq
ft. O
ccup
atio
n av
aila
ble
on s
hort
or lo
ng te
rm b
asis
ava
ilabl
e.
(Fr..
.
Li
ghtp
ill M
ill &
Pro
spec
t Hou
se, B
ath
Roa
d Tr
adin
g Es
tate
, Stro
ud
Pr
ice:
GB
P
Size
: 16.
2 - 3
25.1
6 sq
m
Dat
e U
pdat
ed: 2
1/06
/201
3
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
22
Des
crip
tion:
Fle
xibl
e op
en p
lan
and
perio
d of
fices
with
in a
n ex
tens
ive
and
secu
re b
usin
ess
envi
ornm
ent w
ith o
n si
te m
anag
emen
t. C
urre
ntly
from
17
4 sq
ft u
pwar
ds. O
ccup
atio
n av
aila
ble
on s
hort
or lo
ng te
rm b
asis
av
aila
ble.
(Fro
m C
alde
s So
ftwar
e. P
rope
rty R
ef: N
4826
. Jun
21
2013
4:
31...
G
roun
d &
Firs
t Flo
or O
ffice
s, B
rimsc
ombe
Por
t, ST
RO
UD
Pric
e: G
BP
D
ate
Upd
ated
: 14/
06/2
013
D
escr
iptio
n: T
his
19th
cen
tury
mill
has
been
sen
sitiv
ely
refu
rbis
hed
to
prov
ide
high
qua
lity
acco
mod
atio
n w
hich
com
pris
es o
pen
plan
spa
ce in
a
perio
d la
ndm
ark
build
ing.
The
spe
cific
atio
n in
clud
es a
sec
urity
ent
ranc
e sy
stem
, mal
e an
d fe
mal
e W
Cs
and
kitc
hen.
The
re is
an
exce
llent
par
k...
10
2 St
oneh
ouse
Par
k, S
TON
EHO
USE
Pric
e: G
BP
D
ate
Upd
ated
: 30/
01/2
013
D
escr
iptio
n: G
roun
d Fl
oor M
oder
n O
pen
Pla
n O
ffice
Sui
te G
ener
ous
Park
ing
Com
fort
Coo
ling
Exc
elle
nt L
ocat
ion
on J
unct
ion
13 o
f the
M5
New
Le
ase
Avai
labl
e (F
rom
Cal
des
Softw
are.
Pro
perty
Ref
: N73
068.
Jan
30
2013
12:
17PM
)
Th
e M
ill, U
pper
Mills
Tra
ding
Est
ate,
STO
NEH
OU
SE,
Glo
uces
ters
hire
Ren
t: £2
4,50
0 / A
nnum
Si
ze: 2
,862
sq
ft
Dat
e U
pdat
ed: 1
2/10
/201
2
Des
crip
tion:
The
ava
ilabl
e sp
ace
com
pris
es a
ple
asan
t sui
te o
f offi
ces
occu
pyin
g th
e en
tire
third
floo
r of a
four
sto
rey
build
ing.
The
spa
ce is
pa
rtitio
ned
to p
rovi
de a
num
ber o
f ind
ivid
ual r
oom
s w
ith a
larg
e op
en p
lan
offic
e ar
ea/b
oard
room
. The
spa
ce b
enef
its fr
om p
erim
eter
trun
...
U
nits
1 &
2 B
rune
l Cou
rt, S
troud
wat
er B
usin
ess
Park
, STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
0/05
/201
3
Des
crip
tion:
Tw
o D
etac
hed
Indu
stria
l War
ehou
se B
uild
ings
Tw
o de
tach
ed in
dust
rial w
areh
ouse
uni
ts b
uilt
on s
teel
fram
es a
nd in
clud
ing
offic
e an
d st
orag
e sp
ace.
Exc
elle
nt a
cces
s is
pro
vide
d fro
m a
cen
tral
cour
tyar
d an
d th
e bu
ildin
gs b
enef
it fro
m d
irect
acc
ess
to J
13 o
f the
M5
Mot
orw
ay...
St
oneh
ouse
Par
k, S
TON
EHO
USE
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
23
Pric
e: G
BP
Si
ze: 0
.05
- 4.0
3
Dat
e U
pdat
ed: 2
2/06
/201
2
Des
crip
tion:
Offi
ce D
evel
opm
ent S
tone
hous
e P
ark
is a
fast
dev
elop
ing
high
qua
lity
busi
ness
par
k se
t with
in 1
0 ac
res
front
ing
the
A419
trun
k ro
ad
with
in 1
.5 m
iles
of J
unct
ion
13 o
f the
M5.
(Fro
m C
alde
s So
ftwar
e. P
rope
rty
Ref
: N11
578.
Jun
22
2012
9:2
3PM
)
H
olco
mbe
Mill,
Stro
ud, G
louc
este
rshi
re
Pr
ice:
Pric
e on
App
licat
ion
Size
: 338
4 sq
ft
Dat
e U
pdat
ed: 0
4/07
/201
3
Des
crip
tion:
Hol
com
be M
ill is
a G
rade
2 li
sted
stru
ctur
e on
an
orig
inal
mill
esta
te in
the
Nai
lsw
orth
Val
ley,
nea
r Stro
ud w
hich
pro
vide
s op
en p
lan
offic
e ac
com
odat
ion
finis
hed
to a
ver
y hi
gh s
tand
ard.
It is
a th
ree
stor
ey
build
ing
with
a s
tone
sla
te ro
of o
rigin
ally
bui
lt be
twee
n 18
5...
W
este
nd C
ourty
ard,
Wes
t End
, Sto
neho
use,
Glo
uces
ters
hire
Ren
t: £3
960
- £46
80 /
Annu
m
Size
: 20.
89 -
27.5
2 sq
m
Dat
e A
dded
: 03/
07/2
013
D
escr
iptio
n: T
he d
evel
opm
ent c
ompr
ises
a ra
nge
of o
ffice
sui
tes
whi
ch
are
a co
mbi
natio
n of
refu
rbis
hed
build
ings
and
new
bui
ld. E
ach
offic
e is
se
lf co
ntai
ned
and
ther
e is
the
abilit
y to
com
bine
the
offic
es th
roug
h in
terli
nkin
g do
ors.
The
offic
es a
re fi
nish
ed to
a h
igh
spec
ifica
tion
...
Th
e St
able
s, N
ymps
field
Pric
e: £
150,
000.
00 (G
BP)
Size
: 157
.9 -
232.
26 s
q m
D
ate
Upd
ated
: 18/
06/2
013
D
escr
iptio
n: D
etac
hed
stab
les
build
ing
with
pot
entia
l for
con
vers
ion
to
alte
rnat
ive
uses
(sub
ject
to c
onse
nts)
. For
sal
e or
to le
t. (F
rom
Cal
des
Softw
are.
Pro
perty
Ref
: N38
93. J
un 1
8 20
13 1
2:28
AM
)
W
ater
wel
ls B
usin
ess
Park
, Glo
uces
ter
Pr
ice:
PO
A
Ren
t: £1
70.5
- £7
78.5
/ sq
ft
Size
: 250
- 95
00
Dat
e U
pdat
ed: 1
9/04
/201
3
Des
crip
tion:
Thi
s bu
sine
ss c
entre
is a
mod
ern,
pur
pose
bui
lt fa
cilit
y pr
ovid
ing
high
qua
lity
offic
e an
d st
udio
/wor
ksho
p sp
ace
cate
ring
spec
ifica
lly fo
r sm
all b
usin
esse
s, b
uilt
arou
nd a
n at
tract
ive
cour
tyar
d w
ith
quie
t lan
dsca
ped
area
s. S
pace
rang
es fr
om s
ingl
e pe
rson
offi
ces
up to
l...
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
24
Trut
h H
ouse
, Bris
tol R
oad,
GLO
UC
EST
ER
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
5/02
/201
3
Des
crip
tion:
Offi
ce S
uite
s C
onve
nien
t loc
atio
n on
Jun
ctio
n 12
M5
with
fle
xibl
e m
onth
ly te
nanc
ies
avai
labl
e. V
ario
us s
ize
suite
s on
gro
und
and
first
floo
r of t
wo
stor
ey c
onve
rted
offic
e bu
ildin
g w
ith m
eetin
g ro
om fa
cilit
y,
shar
ed k
itche
n an
d W
C. C
at 5
/6 c
ablin
g, C
CTV
, 24
hour
acc
es a
...
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
25
Ret
ail
4
Geo
rge
Stre
et, S
TRO
UD
, Glo
uces
ters
hire
Pric
e: P
rice
on a
pplic
atio
n Si
ze: 2
563
sq ft
D
ate
Add
ed: 1
0/06
/201
3
Des
crip
tion:
A to
wn
cent
re re
tail
inve
stm
ent c
ompr
isin
g a
grou
nd fl
oor
lock
-up
shop
t/a
The
Cha
rcoa
l Gril
l with
resi
dent
ial a
ccom
mod
atio
n ab
ove
in a
pro
min
ent G
rade
II L
iste
d bu
ildin
g w
hich
is le
t on
an F
RI l
ease
unt
il 11
D
ecem
ber 2
015,
sub
ject
to re
nt re
view
s on
11
Dec
embe
r 201
5 a.
..
26
Glo
uces
ter S
treet
, STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
5/09
/201
2
Des
crip
tion:
Mix
ed U
se P
rem
ises
A3
cons
ent o
n G
roun
d Fl
oor,
sepa
rate
ac
cess
to u
pper
floo
rs a
nd p
oten
tial t
o co
nver
t sub
ject
to p
lann
ing
cons
ents
. Im
pres
sive
per
iod
prop
erty
with
bric
k fa
cade
s, s
ash
win
dow
s ov
er fo
ur fl
oors
. Sep
arat
e ac
cess
to fi
rst a
nd s
econ
d flo
ors
with
gro
und
flo...
12 H
igh
Stre
et, S
TRO
UD
Pric
e: G
BP
D
ate
Upd
ated
: 17/
04/2
013
D
escr
iptio
n: S
paci
ous
Ref
urbi
shed
Ret
ail U
nit i
n Pr
ime
Loca
tion
The
prem
ises
com
pris
e th
e gr
ound
floo
r of a
Vic
toria
n br
ick
built
bui
ldin
g w
ith a
gr
ound
floo
r ext
ensi
on to
the
rear
. Int
erna
lly th
e pr
emis
es h
ave
been
re
furb
ishe
d an
d le
ft as
pre
dom
inan
tly a
n op
en p
lan
shel
l rea
dy fo
r ...
56
Hig
h St
reet
, Stro
ud
R
ent:
£29,
500
/ Ann
um
Size
: 129
0 sq
ft
Dat
e U
pdat
ed: 3
0/11
/201
2
Des
crip
tion:
The
pro
perty
is lo
cate
d in
a p
rime
loca
tion,
adj
oini
ng B
oots
th
e C
hem
ist a
nd c
lose
to G
regg
s B
aker
, Sup
erdr
ug a
nd C
osta
Cof
fee.
It
com
pris
es a
thre
e st
orey
rend
ered
bric
k bu
ildin
g, p
rovi
ding
gro
und
floor
re
tail
of 1
19 s
q m
(129
0sq
ft) a
nd fi
rst f
loor
sto
rage
of 6
6 sq
m ..
.
10
Joh
n St
reet
, STR
OU
D
Pr
ice:
£35
0,00
0.00
(GBP
) Si
ze: 3
089.
27 s
q ft
D
ate
Upd
ated
: 14/
05/2
012
D
escr
iptio
n: R
etai
l/Dev
elop
men
t Opp
ortu
nity
The
pro
perty
pro
vide
s a
deve
lopm
ent o
ppor
tuni
ty c
ompr
isin
g 4
resi
dent
ial f
lats
abo
ve a
gro
und
floor
reta
il un
it lo
cate
d on
the
outs
kirts
of S
troud
tow
n ce
ntre
. (Fr
om
Cal
des
Sof
twar
e. P
rope
rty R
ef: N
6267
9. M
ay 1
4 20
12 8
:48P
M)
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
26
21
Hig
h St
reet
, STR
OU
D
Pr
ice:
GB
P
Dat
e U
pdat
ed: 2
0/06
/201
3
Des
crip
tion:
RET
AIL
PRE
MIS
ES W
ITH
STO
RES
A tw
o st
orey
reta
il un
it w
ith a
ttrac
tive
shop
fron
t with
acc
ess
via
stai
rs a
t the
rear
to u
pper
floo
r st
orag
e ar
ea. G
roun
d flo
or h
as b
een
fitte
d ou
t but
wou
ld b
e st
raig
htfo
war
d to
stri
p ou
t and
pro
vide
an
open
she
ll fo
r a n
ew te
nant
. (Fr
om C
a...
U
nit 1
-Uni
t 5 B
rune
l Mal
l, Lo
ndon
Roa
d, S
troud
, Glo
uces
ters
hire
Ren
t: £4
750
- £60
00 /
Annu
m
Size
: 37.
41 -
73.2
1 sq
m
Dat
e U
pdat
ed: 0
3/07
/201
3
Des
crip
tion:
The
pro
perty
com
pris
es a
rang
e of
sel
f con
tain
ed u
nits
ove
r 3
floor
s. U
nit 1
is s
ituat
ed o
n th
e gr
ound
floo
r and
incl
udes
a m
ain
offic
e/re
tail
area
with
WC
faci
litie
s to
the
rear
. It h
as a
sus
pend
ed c
eilin
g w
ith s
trip
light
ing,
pai
nted
pla
ster
ed w
alls
and
is c
arpe
ted.
A ..
. 7-
9 K
ing
Stre
et, S
troud
, Glo
uces
ters
hire
Ren
t: 34
000.
00 /
Annu
m
Size
: 150
2 sq
ft
Dat
e U
pdat
ed: 3
0/11
/201
0
Des
crip
tion:
The
acc
omm
odat
ion
com
pris
es a
gro
und
floor
lock
up
reta
il un
it w
ith a
ncilla
ry s
tora
ge. B
y w
ay o
f sep
arat
e ne
gotia
tions
firs
t flo
or
stor
age
can
also
be
mad
e av
aila
ble.
Th
e M
ill, U
pper
Mills
Tra
ding
Est
ate,
STO
NEH
OU
SE,
Glo
uces
ters
hire
Ren
t: £2
7,50
0 / A
nnum
Si
ze: 2
282
sq ft
D
ate
Add
ed: 2
6/09
/201
2
Des
crip
tion:
The
spa
ce a
vaila
ble
is th
e en
tire
third
floo
r. Ac
cess
ed b
y co
mm
unal
gro
und
floor
ent
ranc
e lo
bby
with
bot
h st
airs
and
lift
acce
ss to
th
e fu
rther
floo
rs. T
he s
uite
com
pris
es a
num
ber o
f ind
ivid
ual r
oom
s fo
rmed
from
full
heig
ht g
laze
d pa
rtitio
ning
, tog
ethe
r with
a k
itche
n,...
Th
e M
ill, U
pper
Mills
Tra
ding
Est
ate,
STO
NEH
OU
SE,
Glo
uces
ters
hire
Ren
t: £3
5,00
0 / A
nnum
Si
ze: 1
2561
sq
ft
Dat
e A
dded
: 26/
09/2
012
D
escr
iptio
n: T
he p
rem
ises
com
pris
e a
war
ehou
se/in
dust
rial u
nit w
ith
load
ing
acce
ss th
roug
h a
sing
le ro
ller s
hutte
r doo
r. Ad
jace
nt to
this
is a
co
ncre
te s
tand
ing
area
whi
ch p
rovi
des
car p
arki
ng s
pace
s. T
he in
terio
r is
mos
tly o
pen
spac
e w
ith c
oncr
ete
floor
ing.
The
re a
re g
as fi
red
blow
...
Stro
ud D
istri
ct C
ounc
il –
Loca
l Pla
n V
iabi
lity
Stud
y Au
gust
201
3
27
34 H
igh
Stre
et, S
TON
EHO
USE
Pric
e: G
BP
D
ate
Upd
ated
: 17/
09/2
012
D
escr
iptio
n: R
etai
l Pre
mis
es/A
3 pl
us A
ccom
odat
ion
The
prop
erty
co
mpr
ises
a s
emi-d
etac
hed
3 st
orey
bui
ldin
g pr
ovid
ing
grou
nd fl
oor r
etai
l w
hich
has
rece
ntly
bee
n va
cate
d by
a c
afe
oper
ator
, the
upp
er fl
oors
cu
rren
tly p
rovi
de a
n at
tract
ive
mai
sone
tte o
ver t
wo
floor
s. (F
rom
Cal
des
Soft.
..
Vi
ctor
ia W
orks
, Lon
don
Roa
d, S
TRO
UD
Pric
e: G
BP
D
ate
Upd
ated
: 03/
06/2
013
D
escr
iptio
n: D
ETAC
HED
WO
RKS
HO
P/SH
OW
RO
OM
Dev
elop
men
t op
portu
nity
that
cou
ld s
uit v
ario
us u
ses
subj
ect t
o pl
anni
ng. A
det
ache
d
wor
ksho
p/sh
owro
om c
irca
1870
with
var
ious
ext
ensi
ons.
The
mai
n se
ctio
n is
con
stru
cted
ove
r tw
o st
orey
s w
ith b
rick
elev
atio
ns b
enea
th a
pitc
hed
and
tiled
roof
...
3
st A
ldat
e St
reet
, Glo
uces
ter
R
ent:
£8,7
50 /
Ann
um
Size
: 466
sq
ft
Dat
e A
dded
: 24/
09/2
012
D
escr
iptio
n: G
roun
d Fl
oor a
nd b
asem
ent r
etai
l uni
t with
gla
zed
front
age
to S
t Ald
ate
Stre
et. R
ear s
ervi
ce y
ard
with
car
par
king
, acc
ess
via
base
men
t.Gro
und
Floo
r: 28
0 sq
ftBa
sem
ent:
186
sq ft
NB:
All
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Stroud District Council – Local Plan Viability Study August 2013
29
Appendix 6 BCIS Costs by development type
£/m2 study £/m² gross internal floor area Description: Rate per m2 gross internal floor area for the building Cost including prelims.
Last updated: 04-May-2013 12:19
Maximum age of results:
See below for list of results filtered
(Maximum age of projects) Mean Lowest
Lower quartiles Median
Upper quartiles Highest
New build
Agricultural storage buildings (35) 471 186 - 446 - 807
Food/drink/tobacco factories (15) 1105 393 787 1326 1423 1489
Factories for chemical and allied industries (15) 1304 308 427 907 2070 2806
Factories for metals (20) 916 372 - 957 - 1420
Factories for mechanical engineering (20) 885 444 - 892 - 1320
Factories for electronics, computers, or the like (20) 975 303 847 913 1174 1636
Factories for paper, printing and publishing (20) 663 229 442 513 743 1488
Builders yards, Local Authority maintenance depots (15) 814 465 618 735 1053 1158
Factories
Generally (20) 709 172 433 594 866 2806
Up to 500m2 GFA (20) 917 333 632 786 1205 2007
500 to 2000m2 GFA (20) 693 172 448 584 822 2806
Over 2000m2 GFA (20) 642 229 395 513 854 1580
Advance factories
Generally (15) 562 294 403 522 703 1081
Up to 500m2 GFA (15) 754 580 630 698 814 1069
500 to 2000m2 GFA (15) 555 294 412 505 691 1081
Over 2000m2 GFA (15) 433 295 351 385 507 709
Advance factories/offices - mixed facilities (class B1)
Generally (15) 920 320 588 916 1158 1668
Up to 500m2 GFA (20) 1452 1170 - 1518 - 1668
500 to 2000m2 GFA (15) 851 320 628 884 1084 1384
Over 2000m2 GFA (15) 816 344 478 811 1018 1580
Purpose built factories
Generally (25) 763 172 447 675 920 2806
Up to 500m2 GFA (20) 954 513 668 820 1294 1420
500 to 2000m2 GFA (25) 746 172 473 595 808 2806
Over 2000m2 GFA (25) 755 229 418 713 946 2045
Purpose built factories/Offices - mixed facilities (15) 731 295 433 638 1082 1641
Warehouses/stores
Generally (15) 560 147 380 459 616 3114
Up to 500m2 GFA (15) 991 459 625 735 834 3114
500 to 2000m2 GFA (15) 600 302 384 473 749 1172
Stroud District Council – Local Plan Viability Study August 2013
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Over 2000m2 GFA (15) 476 147 362 413 536 1238
Advance warehouses/stores (15) 435 147 356 395 460 822
Purpose built warehouses/stores
Generally (15) 578 184 383 465 602 3114
Up to 500m2 GFA (15) 1038 459 612 774 849 3114
500 to 2000m2 GFA (15) 574 302 375 416 709 1172
Over 2000m2 GFA (15) 476 184 375 455 536 985
Cold stores/refrigerated stores (20) 939 492 596 727 1243 1919
County, City, Town halls (25) 1685 1051 1288 1339 2296 2454
Local admin buildings (15) 1398 618 1217 1321 1622 2338
Law courts (20) 2031 1535 1791 2094 2224 2465
Offices
Generally (15) 1254 546 947 1190 1409 4018
Air-conditioned
Generally (15) 1370 546 1105 1266 1467 4018
1-2 storey (15) 1227 546 982 1216 1294 2345
3-5 storey (15) 1401 865 1192 1291 1532 4018
6+ storey (15) 1680 1139 1386 1443 1913 2960
Not air-conditioned
Generally (15) 1171 596 871 1086 1317 2247
1-2 storey (15) 1074 596 837 1028 1224 2195
3-5 storey (15) 1256 619 1012 1199 1410 2247
6+ storey (20) 1617 1265 - 1686 - 1832
Offices with shops, banks, flats, etc
Generally (15) 1203 802 909 1010 1510 2225
1-2 storey (15) 912 802 836 882 936 1155
3-5 storey (15) 1237 865 955 1040 1556 1734
6+ storey (15) 1428 967 1118 1400 1635 2225
Artist's studios (20) 1259 624 1145 1156 1322 2047
Banks/Building Society branches (25) 1707 755 1588 1810 1963 2696
Mixed commercial developments (25) 1326 746 - 1490 - 1577
Wholesale trading building/auction rooms (25) 844 594 - 888 - 1005
Retail warehouses
Generally (20) 588 299 465 523 615 1839
Up to 1000m2 (20) 732 465 524 596 731 1839
1000 to 7000m2 GFA (20) 567 299 427 517 615 1220
7000 to 15000m2 (20) 542 368 436 495 575 824
Over 15000m2 GFA (25) 474 346 - 477 - 598
Market building providing accommodation for pens stalls etc (20) 720 268 - 686 - 1240
Shopping centres (20) 960 751 - 911 - 1218
Department stores (35) 962 347 - 808 - 1884
Hypermarkets, supermarkets
Generally (30) 1076 185 757 1001 1421 1940
Up to 1000m2 (25) 1145 762 - 1005 - 1808
1000 to 7000m2 GFA (30) 1102 185 756 1146 1448 1940
7000 to 15000m2 (30) 799 723 741 761 845 940
Shops
Stroud District Council – Local Plan Viability Study August 2013
31
Generally (30) 822 364 538 689 968 2048
1-2 storey (30) 828 364 532 687 977 2048
3-5 storey (30) 764 594 646 755 854 984
Shops with domestic, office accommodation (15) 1117 529 936 1030 1355 1789
Mountain and cave rescue stations (15) 1215 986 - 1258 - 1359
Fire stations
Generally (15) 1873 372 1617 1909 2101 2759
Up to 500m2 GFA (15) 1979 372 1785 1986 2285 2759
500 to 2000m2 GFA (15) 1663 984 1597 1756 1882 2014
Fire service admin/control buildings (25) 2199 1428 - 2194 - 2978
Fire training buildings (15) 1345 693 1168 1302 1594 1948
Ambulance stations (25) 995 561 846 936 1180 1469
Police stations (15) 1679 1337 1632 1750 1760 1883
Homes for mentally handicapped/deficient
Generally (20) 1196 751 1045 1216 1401 1565
Up to 500m2 GFA (20) 1023 751 831 1021 1078 1481
500 to 2000m2 GFA (20) 1307 863 1233 1351 1406 1565
Over 2000m2 GFA (25) 1301 1128 - 1295 - 1482
Homes for physically handicapped (20) 1691 1050 - 1402 - 2909
Childrens homes (15) 1578 889 1198 1551 1843 2593
Homes for children with special needs (5) 2287 1576 - 1753 - 3532
Old people's home
Generally (15) 1183 796 999 1166 1298 2446
Up to 500m2 GFA (25) 1136 921 - 1178 - 1310
500 to 2000m2 GFA (15) 1259 796 1034 1180 1275 2446
Over 2000m2 GFA (15) 1152 821 932 1126 1299 1862
Day centres (15) 1437 1017 1200 1426 1517 2420
Housing, mixed developments (15) 879 444 742 853 986 1926
Estate housing
Generally (15) 858 442 733 837 949 1780
Single storey (15) 944 510 812 912 1067 1635
2-storey (15) 835 442 726 815 926 1594
3-storey (15) 838 553 702 779 937 1780
4-storey or above (25) 1204 918 - 1101 - 1593
Estate housing detached (15) 863 680 713 775 946 1171
Estate housing semi detached
Generally (15) 856 447 732 838 954 1635
Single storey (15) 999 630 844 999 1136 1635
2-storey (15) 825 447 723 814 922 1210
3-storey (15) 749 594 669 715 817 1039
Estate housing terraced
Generally (15) 881 443 733 850 993 1780
Single storey (15) 934 577 779 872 1075 1435
2-storey (15) 870 443 740 860 990 1349
3-storey (15) 858 560 703 775 905 1780
Flats (apartments)
Generally (15) 1009 511 842 971 1127 3102
Stroud District Council – Local Plan Viability Study August 2013
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1-2 storey (15) 970 571 836 938 1078 1810
3-5 storey (15) 994 511 834 970 1119 2043
6+ storey (15) 1320 768 1011 1248 1485 3102
Housing with shops, offices, workshops or the like (15) 1146 575 881 1034 1368 2594
'One-off' housing detached (3 units or less)
Generally (15) 1375 607 1033 1224 1626 3080
Single storey (15) 1137 607 988 1081 1267 1675
2-storey (15) 1419 705 1085 1240 1716 2860
3-storey (15) 1812 1127 1623 1706 2000 3080
4-storey or above (25) 1683 1098 - 1439 - 2757
'One-off' housing semi-detached (3 units or less) (15) 975 651 864 969 1081 1424
'One-off' housing terraced (3 units or less) (15) 1344 789 853 921 1064 4659
Housing provided in connection with other facilities (15) 1120 893 - 1077 - 1433
Sheltered housing
Generally (15) 1067 581 860 994 1185 2326
Single storey (15) 1180 719 829 1034 1313 2326
2-storey (15) 1028 581 849 973 1185 1716
3-storey (15) 1039 820 947 973 1046 1536
4-storey or above (15) 979 742 808 952 1042 1477
Hotels (15) 1356 768 1189 1330 1508 2088
Motels (15) 967 730 890 916 1121 1177
Students' residences, halls of residence, etc (15) 1296 800 1016 1281 1461 2251
Stroud District Council – Local Plan Viability Study August 2013
33
Appendix 7 Modelled Sites – Base Appraisals The pages in this section are not numbered
Base ModelledFor Apps
27/08/201307:11
Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16Location Upton St Leonardstonehousetonehousetonehouse Stroud Stroud Stroud Cam Cam Dursley Under EdgeNailsworth nhampton Frampton Stroud ThruppGreen/brown field Green Green Brown Green Green Green Green Brown Green Brown Green Green Green Green Brown BrownUse Agricultural Paddock Car park PaddockAgricultural Paddock Garden Industrial Paddock GarageResidential PaddockAgricultural Paddock Industrial Garage
Site Area Gross ha 8.50 1.24 0.20 2.00 16.00 3.50 0.40 2.25 3.00 0.30 0.45 1.25 2.00 5.00 2.01 0.45Net ha 5.95 0.99 0.20 1.60 11.20 2.80 0.40 1.80 2.10 0.30 0.36 1.00 1.60 3.50 1.52 0.45
Units 178 36 20 65 384 95 20 64 70 18 13 32 56 103 50 30
Average Unit Size m2 84.94 82.25 67.75 69.62 84.39 82.73 73.50 77.78 81.09 73.89 85.96 88.94 80.20 77.96 81.68 74.10
Mix Intermediate to Buy 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 1 2 3 4 5 6 7 8 9 10 11 12 13 14Affordable Rent 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 15.00% 2,700 2,500 2,300 2,500 2,600 2,500 2,500 2,400 2,750 2,450 2,800 2,750 2,750 2,450Social Rent 2160 2000 1840 2000 2080 2000 2000 1920 2200 1960 2240 2200 2200 1960
Price Market £/m2 2,450 2,300 2,250 2,300 2,600 2,100 2,400 2,000 2,450 2,150 2,600 2,600 2,600 2,300 2,150 2,150Intermedia £/m2 1,715 1,610 1,575 1,610 1,820 1,470 1,680 1,400 1,715 1,505 1,820 1,820 1,820 1,610 1,505 1,505 70.00%Affordable £/m2 1,100 998 998 998 1,117 1,117 1,117 1,125 1,125 1,078 1,153 1,103 1,195 1,117 1,117 1,117Social Rent£/m2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Grant and Intermedia £/unitAffordable £/unitSocial Rent£/unit
Sales per Quarter 6 4 4 5 10 6 4 5 5 9 2 4 5 6 5 2Unit Build Time 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3
Alternative Use Value£/ha 25,000 50,000 400,000 50,000 25,000 50,000 800,000 400,000 50,000 400,000 800,000 50,000 25,000 25,000 400,000 400,000Up Lift % % 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20%Additional Uplift £/ha 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000 350,000
Easements etc £ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Legals Acquisition % land 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5%
Planning F <50 £/unit 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385>50 £/unit 115 115 115 115 115 115 115 115 115 115 115 115 115 115 115 115
Architects % 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00%QS / PM % 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%Planning Consultants % 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00%Other Professional % 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Build Cost - BCIS Base£/m2 818 816 970 885 820 816 902 826 819 913 803 806 814 833 870 912CfSH % 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00%Energy £/m2Design £/m2 5.00%Lifetime £/m2 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11Over-extra 3 £/m2Over-extra 4 £/m2Infrastructure % 20% 15% 20% 10% 15% 10% 10% 10% 10% 10% 10% 10% 10% 10% 10% 10%Pre CIL s106 £/Unit 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500 2,500Post CIL s106 £/Unit 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000
£/m2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Contingency % 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 5.00% 2.50% 5.00% 2.50% 2.50% 2.50% 2.50% 5.00% 5.00%Abnormals % 10.00%
£/site 250,000 50,000 100,000 110,000 410,000 10,000 150,000 25,000 10,000 10,000 10,000 260,000 150,000
FINANCE Fees £ 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000Interest % 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00%Legal and V£ 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500
SALES Agents % 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00%Legals % 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%Misc. £ 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000
Developers % of costs (before int 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20%% of GDV 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%
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CAS
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2Ye
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4Ye
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6Ye
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Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
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Year
23
Year
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INC
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CAS
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Year
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For C
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Pro
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corr
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Mod
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SITE
NAM
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RES
IDU
AL C
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FLO
W F
OR
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TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 7
Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EU
NIT
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tarte
d10
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4040
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ket H
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ng1,
535,
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1,67
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143,
353
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3,35
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EXPE
ND
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Sta
mp
Dut
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ase
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Lega
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CAS
H F
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Year
2Ye
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4Ye
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Year
6Ye
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Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
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s A
bove
INC
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40
00
00
00
00
00
0
EXPE
ND
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Land
6,08
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0
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00
00
00
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00
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00
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00
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Lega
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6,54
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00
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alcu
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tere
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6,53
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TYe
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00
00
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0
CAS
H F
LOW
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R C
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TYe
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Year
2Ye
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Year
4Ye
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00
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617,
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617,
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617,
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00
00
00
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0
EXPE
ND
ITU
RE
Land
384,
000
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mp
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00
00
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00
00
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00
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00
00
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00
00
00
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S4,
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00
00
00
00
00
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00
00
00
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lann
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Con
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8,21
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00
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Oth
er P
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00
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t CIL
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00
00
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00
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00
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00
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00
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3,08
63,
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00
00
00
00
00
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CO
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60
00
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Pro
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n co
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h Fl
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RES
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TYe
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Year
2Ye
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4Ye
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00
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h Fl
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CAS
H F
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R C
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DD
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Year
2Ye
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Year
4Ye
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00
00
0
EXPE
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RE
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19,2
198,
542
00
00
00
0
Fina
nce
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10,0
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00
00
00
00
00
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00
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Lega
l and
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n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
20,7
5320
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20,7
5320
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20,7
5320
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20,7
5320
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20,7
5320
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20,7
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00
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Lega
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00
00
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3,45
93,
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3,45
93,
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3,45
93,
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93,
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93,
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92,
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00
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00
00
00
00
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CO
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For C
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alcu
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189,
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192,
826
196,
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127
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682
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299
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00
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losi
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59,8
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63,3
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94,8
91-2
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,382
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12,5
56-2
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,356
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16,7
22-1
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,595
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06,9
13-1
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-982
,636
-736
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-343
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200,
195
867,
750
1,40
1,79
41,
401,
794
1,40
1,79
41,
401,
794
1,40
1,79
40
corr
ect
Base
Mod
elle
dSi
te 9
27/0
8/20
1307
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SITE
NAM
ESi
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INC
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Siz
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Mar
ket H
ousi
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340
3,97
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9,59
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o dw
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20
385
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nerg
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f GDV
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RES
IDU
AL C
ASH
FLO
W F
OR
INTE
RES
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Q
1Q
2Q
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4Q
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2Q
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4Q
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55
55
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55
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Mar
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00
695,
310
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310
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310
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310
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310
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310
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310
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310
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310
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310
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310
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310
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00
00
Sha
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Ow
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00
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4,29
710
4,29
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4,29
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4,29
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4,29
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4,29
710
4,29
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4,29
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4,29
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4,29
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70
00
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fford
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t0
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68,4
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68,4
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00
00
Soc
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00
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Abn
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00
00
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26,0
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26,0
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26,0
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26,0
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26,0
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26,0
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00
00
Lega
ls0
00
00
04,
340
4,34
04,
340
4,34
04,
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4,34
04,
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For R
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rest
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20
00
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h Fl
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360
358,
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364,
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371,
185
377,
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384,
290
391,
015
397,
858
404,
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411,
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512
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86,2
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37,3
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62,0
40-1
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59,3
62-1
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200,
636
1,03
8,27
81,
875,
920
1,87
5,92
01,
875,
920
1,87
5,92
00
CAS
H F
LOW
FO
R C
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DD
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00
00
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023
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023
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023
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023
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023
00
00
EXPE
ND
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RE
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1,23
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mp
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00
00
00
00
00
00
00
00
00
00
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00
00
00
00
00
00
00
00
00
00
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00
00
00
00
00
00
00
00
00
00
00
Pla
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00
00
00
00
00
00
00
00
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00
00
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30
173,
333
00
00
00
00
00
00
00
00
00
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00
00
00
00
00
00
00
00
00
00
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28,8
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00
00
00
00
00
00
00
00
00
00
Oth
er P
rofe
ssio
nal
72,2
220
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220
00
00
00
00
00
00
00
00
00
00
Bui
ld C
ost -
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00
129,
913
259,
827
389,
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389,
740
389,
740
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740
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740
389,
740
389,
740
389,
740
389,
740
389,
740
389,
740
259,
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913
00
00
00
PO
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L C
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407,
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Pos
t CIL
s10
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000
5,00
05,
000
5,00
05,
000
5,00
05,
000
5,00
05,
000
5,00
05,
000
5,00
05,
000
5,00
00
00
00
0C
ontin
genc
y0
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248
6,49
69,
744
9,74
49,
744
9,74
49,
744
9,74
49,
744
9,74
49,
744
9,74
49,
744
9,74
46,
496
3,24
80
00
00
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bnor
mal
s0
023
847
671
471
471
471
471
471
471
471
471
471
471
471
447
623
80
00
00
0
Fina
nce
Fees
10,0
000
00
00
00
00
00
00
00
00
00
00
00
Lega
l and
Val
uatio
n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
26,0
4126
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26,0
4126
,041
26,0
4126
,041
26,0
4126
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26,0
4126
,041
26,0
4126
,041
26,0
4126
,041
00
00
Lega
ls0
00
00
04,
340
4,34
04,
340
4,34
04,
340
4,34
04,
340
4,34
04,
340
4,34
04,
340
4,34
04,
340
4,34
00
00
0M
isc.
00
5,00
00
00
00
00
00
00
00
00
00
00
00
CO
STS
BEF
OR
E LA
ND
INT
AND
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626,
339
01,
835,
169
266,
799
405,
198
405,
198
435,
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435,
579
435,
579
435,
579
435,
579
435,
579
435,
579
435,
579
435,
579
435,
579
302,
180
168,
780
30,3
8130
,381
00
00
For C
IL c
alcu
latio
nIn
tere
st28
,461
28,9
5961
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67,3
2875
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84,0
1177
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71,7
0965
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58,9
7352
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45,7
8739
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32,1
3625
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18,0
028,
415
00
00
00
Pro
fit o
n co
st1,
885,
243
Pro
fit o
n G
DV
0
Cas
h Fl
ow-1
,626
,339
-28,
461
-1,8
64,1
28-3
28,3
80-4
72,5
26-4
80,7
9534
8,43
335
4,53
036
0,73
436
7,04
737
3,47
138
0,00
638
6,65
639
3,42
340
0,30
840
7,31
354
7,84
169
0,82
783
7,64
283
7,64
20
00
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85,2
43O
peni
ng B
alan
0C
losi
ng B
alan
c-1
,626
,339
-1,6
54,8
00-3
,518
,928
-3,8
47,3
08-4
,319
,834
-4,8
00,6
29-4
,452
,197
-4,0
97,6
67-3
,736
,932
-3,3
69,8
85-2
,996
,415
-2,6
16,4
08-2
,229
,752
-1,8
36,3
29-1
,436
,021
-1,0
28,7
08-4
80,8
6820
9,95
91,
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389,
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389,
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389,
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194,
785
00
00
00
00
00
0
EXPE
ND
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RE
Sta
mp
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ther
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ase
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Abn
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1,92
364
10
00
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Fina
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Fees
10,0
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11,6
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5,25
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6,82
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H F
LOW
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ME
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00
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Con
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1,35
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Fina
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00
00
00
00
00
00
00
00
00
00
00
0
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00
00
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11,6
8711
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11,6
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40
00
00
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00
00
01,
948
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00
00
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0
For C
IL c
alcu
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00
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Pro
fit o
n co
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h Fl
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5,66
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5,66
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5,66
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5,66
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5,66
139
5,66
139
5,66
139
5,66
139
5,66
139
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139
5,66
10
corr
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RES
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Year
2Ye
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Year
4Ye
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00
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00
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EXPE
ND
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Fina
nce
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10,0
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gal a
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00
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00
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For R
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Inte
rest
30,9
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504
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00
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rofit
on
Cos
ts99
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on
GD
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h Fl
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080
998,
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0
CAS
H F
LOW
FO
R C
IL A
DD
ITIO
NAL
PR
OFI
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
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2Q
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CO
ME
As
Abo
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ME
00
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00
00
00
00
00
EXPE
ND
ITU
RE
Land
512,
500
Sta
mp
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y25
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00
00
00
00
00
00
00
00
00
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asem
ents
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For C
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RES
IDU
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TYe
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Year
2Ye
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6Q
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55
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00
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00
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9,46
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821
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00
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Affo
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00
071
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Abn
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00
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00
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CAS
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EXPE
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00
127,
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255,
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383,
236
383,
236
383,
236
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236
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236
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281,
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00
Con
tinge
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00
3,19
46,
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9,58
19,
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9,58
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17,
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3,83
263
90
00
00
00
0A
bnor
mal
s0
029
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589
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389
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389
389
389
389
389
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535
760
00
00
00
00
Fina
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10,0
000
00
00
00
00
00
00
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00
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00
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Lega
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n7,
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00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
27,3
3427
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27,3
3427
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27,3
3427
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27,3
3427
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27,3
3427
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27,3
345,
467
00
00
00
Lega
ls0
00
00
04,
556
4,55
64,
556
4,55
64,
556
4,55
64,
556
4,55
64,
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00
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4,37
359
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31,8
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378
00
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00
For C
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alcu
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tere
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18,8
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63,0
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79,3
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35,2
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395,
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00
00
00
Pro
fit o
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956
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fit o
n G
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0
Cas
h Fl
ow-1
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,377
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504
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04,7
56-3
19,8
84-4
61,7
19-4
69,7
9940
1,22
240
8,24
341
5,38
742
2,65
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RES
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TYe
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Year
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00
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EXPE
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00
Abn
orm
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9
For R
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rest
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8287
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81,0
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68,3
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55,1
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00
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Pro
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h Fl
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572
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567
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874
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373,
615
380,
153
386,
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393,
575
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463
407,
471
414,
601
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26,2
48-1
66,6
2455
9,25
51,
444,
511
2,35
5,84
30
CAS
H F
LOW
FO
R C
IL A
DD
ITIO
NAL
PR
OFI
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
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4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4IN
CO
ME
As
Abo
veIN
CO
ME
00
00
00
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
944,
386
157,
398
EXPE
ND
ITU
RE
Land
1,90
0,00
0
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mp
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y95
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00
00
00
00
00
00
00
00
00
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00
00
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00
00
00
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00
00
00
00
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gals
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uisi
tion
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000
00
00
00
00
00
00
00
00
00
00
00
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00
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00
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00
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00
00
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00
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00
00
Oth
er P
rofe
ssio
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00
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00
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Bui
ld C
ost -
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ase
00
152,
456
304,
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457,
367
457,
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367
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AL
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943,
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Pos
t CIL
s10
66,
000
6,00
06,
000
6,00
06,
000
6,00
06,
000
6,00
06,
000
6,00
06,
000
6,00
06,
000
6,00
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000
6,00
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00
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ontin
genc
y0
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811
7,62
311
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11,4
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11,4
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11,4
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11,4
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8,25
84,
447
635
00
Abn
orm
als
00
194
388
583
583
583
583
583
583
583
583
583
583
583
583
583
583
583
421
227
320
0
Fina
nce
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10,0
000
00
00
00
00
00
00
00
00
00
00
00
Lega
l and
Val
uatio
n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
28,3
3228
,332
28,3
3228
,332
28,3
3228
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28,3
3228
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28,3
3228
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28,3
3228
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28,3
3228
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28,3
3228
,332
28,3
324,
722
Lega
ls0
00
00
04,
722
4,72
24,
722
4,72
24,
722
4,72
24,
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4,72
24,
722
4,72
24,
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4,72
24,
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4,72
24,
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4,72
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787
Mis
c.0
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000
00
00
00
00
00
00
00
00
00
00
0C
OST
S B
EFO
RE
LAN
D IN
T AN
D P
2,48
3,26
30
1,52
0,97
931
2,92
347
5,38
447
5,38
450
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
8,43
750
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750
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8,43
737
8,05
322
1,59
260
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33,0
545,
509
For C
IL c
alcu
latio
nIn
tere
st43
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1871
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78,3
3888
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97,8
8891
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85,9
5279
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73,5
9567
,254
60,8
0254
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47,5
5740
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33,8
4426
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19,6
4712
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2,66
70
00
Pro
fit o
n co
st2,
515,
191
Pro
fit o
n G
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0
Cas
h Fl
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457
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96-3
84,5
31-5
53,7
22-5
63,4
1233
8,06
134
3,97
734
9,99
735
6,12
236
2,35
436
8,69
537
5,14
738
1,71
238
8,39
239
5,18
940
2,10
540
9,14
241
6,30
255
3,97
172
0,12
788
4,25
691
1,33
3-2
,363
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Ope
ning
Bal
an0
Clo
sing
Bal
anc
-2,4
83,2
63-2
,526
,720
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91,9
16-4
,476
,447
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30,1
69-5
,593
,581
-5,2
55,5
20-4
,911
,542
-4,5
61,5
45-4
,205
,424
-3,8
43,0
70-3
,474
,375
-3,0
99,2
27-2
,717
,515
-2,3
29,1
23-1
,933
,934
-1,5
31,8
29-1
,122
,687
-706
,385
-152
,414
567,
714
1,45
1,96
92,
363,
302
0
corr
ect
Base
Mod
elle
dSi
te 1
5
27/0
8/20
1307
:11
SITE
NAM
ESi
te 1
5
INC
OM
EAv
Siz
e%
Num
ber
Pric
eG
DV
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DEV
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anni
ng fe
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lcB
uild
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t/m
2m
250
£/m
2£
m2
Pla
nnin
g ap
p f
dwgs
rate
BC
IS87
0LA
ND
/uni
t or m
2To
tal
No
dwgs
50C
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RES
IDU
AL C
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FLO
W F
OR
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ar 1
Year
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ar 3
Year
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EXPE
ND
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ase
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00
00
00
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h Fl
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CAS
H F
LOW
FO
R C
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DD
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PR
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TYe
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Year
2Ye
ar 3
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4Ye
ar 5
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6Q
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1Q
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CO
ME
As
Abo
veIN
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ME
00
00
00
775,
266
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266
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266
775,
266
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266
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266
775,
266
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266
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266
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266
00
00
00
00
EXPE
ND
ITU
RE
Land
964,
800
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mp
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y38
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00
00
00
00
00
00
00
00
00
00
00
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asem
ents
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00
00
00
00
00
00
00
00
00
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tion
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720
00
00
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00
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00
00
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00
00
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00
00
00
00
00
00
00
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00
00
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er P
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ld C
ost -
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ase
00
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00
00
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PO
TEN
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00
00
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Abn
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00
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nce
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00
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00
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Lega
l and
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n7,
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00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
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00
00
00
00
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ls0
00
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3,87
63,
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63,
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CO
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526
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660
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660
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660
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152
186,
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27,1
3427
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00
00
00
00
For C
IL c
alcu
latio
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tere
st22
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00
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Pro
fit o
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fit o
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h Fl
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535
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232,
213
236,
277
240,
411
244,
619
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899
253,
255
412,
196
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131
00
00
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0-1
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ning
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an0
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sing
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anc
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92,6
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75,9
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99,2
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05,7
22-1
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477,
117
1,22
5,24
81,
225,
248
1,22
5,24
81,
225,
248
1,22
5,24
81,
225,
248
1,22
5,24
81,
225,
248
0
corr
ect
Base
Mod
elle
dSi
te 1
6
27/0
8/20
1307
:11
SITE
NAM
ESi
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6
INC
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0.5%
21,1
00To
tal
75,0
00£/
m2
Mis
c.5,
000
152,
697
3,35
2,62
4Ad
ditio
nal P
rofit
2,65
32
Pos
t CIL
s10
6 1,
000
£/ U
nit (
all)
Dev
elop
ers
Prof
itC
IL0
£/m
2%
of c
osts
(bef
ore
inte
rest
)20
.00%
670,
525
Tota
l30
,000
% o
f GDV
0.00
%0
RES
IDU
AL C
ASH
FLO
W F
OR
INTE
RES
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4IN
CO
ME
UN
ITS
Sta
rted
33
33
33
33
33
Mar
ket H
ousi
ng0
00
334,
562
334,
562
334,
562
334,
562
334,
562
334,
562
334,
562
334,
562
334,
562
334,
562
00
00
00
00
Sha
red
Ow
ners
hip
00
050
,184
50,1
8450
,184
50,1
8450
,184
50,1
8450
,184
50,1
8450
,184
50,1
840
00
00
00
0A
fford
able
Ren
t0
00
37,2
4637
,246
37,2
4637
,246
37,2
4637
,246
37,2
4637
,246
37,2
4637
,246
00
00
00
00
Soc
ial R
ent
00
00
00
00
00
00
00
00
00
00
0G
rant
and
Sub
sidy
00
00
00
00
00
00
00
00
00
00
0IN
CO
ME
00
00
00
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
00
00
00
00
EXPE
ND
ITU
RE
Sta
mp
Dut
y1,
733
Eas
emen
ts e
tc.
0Le
gals
Acq
uisi
tion
2,60
0
Pla
nnin
g Fe
e11
,550
Arc
hite
cts
81,6
3381
,633
QS
6,80
36,
803
Pla
nnin
g C
onsu
ltant
s13
,606
13,6
06O
ther
Pro
fess
iona
l34
,014
34,0
14
Bui
ld C
ost -
BC
IS B
ase
079
,242
158,
483
237,
725
237,
725
237,
725
237,
725
237,
725
237,
725
237,
725
237,
725
158,
483
79,2
420
00
00
00
00
0s1
06/C
IL75
,000
Con
tinge
ncy
03,
962
7,92
411
,886
11,8
8611
,886
11,8
8611
,886
11,8
8611
,886
11,8
867,
924
3,96
20
00
00
00
00
0A
bnor
mal
s0
5,00
010
,000
15,0
0015
,000
15,0
0015
,000
15,0
0015
,000
15,0
0015
,000
10,0
005,
000
00
00
00
00
00
Fina
nce
Fees
10,0
00Le
gal a
nd V
alua
tion
7,50
0
Age
nts
00
00
00
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
00
00
00
00
Lega
ls0
00
00
02,
110
2,11
02,
110
2,11
02,
110
2,11
02,
110
2,11
02,
110
2,11
00
00
00
00
0M
isc.
5,00
0C
OST
S B
EFO
RE
LAN
D IN
T AN
D P
169,
439
030
4,25
917
6,40
726
4,61
126
4,61
127
9,38
127
9,38
127
9,38
127
9,38
127
9,38
127
9,38
119
1,17
710
2,97
314
,770
14,7
700
00
00
00
0
For R
esid
ual V
alua
tioLa
nd17
3,32
4In
tere
st5,
998
6,10
311
,535
14,8
2419
,714
24,6
8922
,626
20,5
2618
,390
16,2
1614
,004
11,7
537,
920
2,47
50
00
00
00
00
Pro
fit o
n C
osts
670,
525
Pro
fit o
n G
DV
0
Cas
h Fl
ow-3
42,7
63-5
,998
-310
,362
-187
,942
-279
,434
-284
,325
117,
922
119,
986
122,
085
124,
222
126,
396
128,
608
219,
062
311,
099
404,
747
407,
222
00
00
00
0-6
70,5
25O
peni
ng B
alan
0C
losi
ng B
alan
c-3
42,7
63-3
48,7
61-6
59,1
24-8
47,0
66-1
,126
,500
-1,4
10,8
25-1
,292
,903
-1,1
72,9
17-1
,050
,831
-926
,610
-800
,214
-671
,606
-452
,544
-141
,445
263,
302
670,
525
670,
525
670,
525
670,
525
670,
525
670,
525
670,
525
670,
525
0
CAS
H F
LOW
FO
R C
IL A
DD
ITIO
NAL
PR
OFI
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4Q
1Q
2Q
3Q
4IN
CO
ME
As
Abo
veIN
CO
ME
00
00
00
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
421,
992
00
00
00
00
EXPE
ND
ITU
RE
Land
216,
000
Sta
mp
Dut
y2,
160
00
00
00
00
00
00
00
00
00
00
00
0E
asem
ents
etc
.0
00
00
00
00
00
00
00
00
00
00
00
0Le
gals
Acq
uisi
tion
3,24
00
00
00
00
00
00
00
00
00
00
00
00
Pla
nnin
g Fe
e11
,550
00
00
00
00
00
00
00
00
00
00
00
0A
rchi
tect
s81
,633
081
,633
00
00
00
00
00
00
00
00
00
00
0Q
S6,
803
06,
803
00
00
00
00
00
00
00
00
00
00
0P
lann
ing
Con
sulta
nts
13,6
060
13,6
060
00
00
00
00
00
00
00
00
00
00
Oth
er P
rofe
ssio
nal
34,0
140
34,0
140
00
00
00
00
00
00
00
00
00
00
Bui
ld C
ost -
BC
IS B
ase
00
79,2
4215
8,48
323
7,72
523
7,72
523
7,72
523
7,72
523
7,72
523
7,72
523
7,72
523
7,72
515
8,48
379
,242
00
00
00
00
00
PO
TEN
TIA
L C
IL2,
653
Pos
t CIL
s10
63,
000
3,00
03,
000
3,00
03,
000
3,00
03,
000
3,00
03,
000
3,00
00
00
00
00
00
0C
ontin
genc
y0
03,
962
7,92
411
,886
11,8
8611
,886
11,8
8611
,886
11,8
8611
,886
11,8
867,
924
3,96
20
00
00
00
00
0A
bnor
mal
s0
05,
000
10,0
0015
,000
15,0
0015
,000
15,0
0015
,000
15,0
0015
,000
15,0
0010
,000
5,00
00
00
00
00
00
0
Fina
nce
Fees
10,0
000
00
00
00
00
00
00
00
00
00
00
00
Lega
l and
Val
uatio
n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
00
00
00
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
12,6
6012
,660
00
00
00
00
Lega
ls0
00
00
02,
110
2,11
02,
110
2,11
02,
110
2,11
02,
110
2,11
02,
110
2,11
00
00
00
00
0M
isc.
00
5,00
00
00
00
00
00
00
00
00
00
00
00
CO
STS
BEF
OR
E LA
ND
INT
AND
P38
6,50
50
231,
912
176,
407
267,
611
267,
611
282,
381
282,
381
282,
381
282,
381
282,
381
282,
381
194,
177
105,
973
14,7
7014
,770
00
00
00
00
For C
IL c
alcu
latio
nIn
tere
st6,
764
6,88
211
,061
14,3
4219
,276
24,2
9622
,278
20,2
2518
,136
16,0
1013
,847
11,6
467,
863
2,47
00
00
00
00
00
Pro
fit o
n co
st67
0,80
4P
rofit
on
GD
V0
Cas
h Fl
ow-3
86,5
05-6
,764
-238
,794
-187
,468
-281
,953
-286
,887
115,
315
117,
333
119,
386
121,
476
123,
601
125,
764
216,
169
308,
156
404,
752
407,
222
00
00
00
0-6
70,8
04O
peni
ng B
alan
0C
losi
ng B
alan
c-3
86,5
05-3
93,2
69-6
32,0
63-8
19,5
31-1
,101
,484
-1,3
88,3
71-1
,273
,056
-1,1
55,7
23-1
,036
,336
-914
,861
-791
,259
-665
,495
-449
,326
-141
,170
263,
581
670,
804
670,
804
670,
804
670,
804
670,
804
670,
804
670,
804
670,
804
0
corr
ect
Site
1Si
te 2
Site
3Si
te 4
Site
5Si
te 6
Site
7Si
te 8
Site
9Si
te 1
0Si
te 1
1Si
te 1
2Si
te 1
3Si
te 1
4Si
te 1
5Si
te 1
6Lo
catio
nU
pton
St L
eona
rds
Ston
ehou
seSt
oneh
ouse
Ston
ehou
seSt
roud
Stro
udSt
roud
Cam
Cam
Durs
leyt
on U
nder
Edg
eN
ailsw
orthM
inch
inha
mpt
onFr
ampt
onSt
roud
Thru
ppGr
een/
brow
n fie
ldGr
een
Gree
nBr
own
Gree
nGr
een
Gree
nGr
een
Brow
nGr
een
Brow
n Gr
een
Gree
nGr
een
Gree
nBr
own
Brow
nU
seAg
ricul
tura
lPa
ddoc
kCa
r par
kPa
ddoc
kAg
ricul
tura
lPa
ddoc
kGa
rden
Indu
stria
lPa
ddoc
kGa
rage
Resid
entia
lPa
ddoc
kAg
ricul
tura
lPa
ddoc
kIn
dust
rial
Gara
ge
Site
Are
aGr
oss
ha8.
51.
240.
22
163.
50.
42.
253
0.3
0.45
1.25
25
2.01
0.45
Net
ha5.
950.
990.
21.
611
.22.
80.
41.
82.
10.
30.
361
1.6
3.5
1.52
0.45
Uni
ts0
017
836
2065
384
9520
6470
1813
3256
103
5030
Mix
Mar
ket
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
70.0
0%70
.00%
Inte
rmed
iate
to B
uy15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%Af
ford
able
Ren
t15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%15
.00%
15.0
0%So
cial
Ren
t0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%0.
00%
0.00
%
Alte
rnat
ive
Land
Val
ue£/
ha25
,000
50,0
0040
0,00
050
,000
25,0
0050
,000
800,
000
400,
000
50,0
0040
0,00
080
0,00
050
,000
25,0
0025
,000
400,
000
400,
000
£ sit
e21
2,50
062
,000
80,0
0010
0,00
040
0,00
017
5,00
032
0,00
090
0,00
015
0,00
012
0,00
036
0,00
062
,500
50,0
0012
5,00
080
4,00
018
0,00
0
Upl
ift£/
ha35
5,00
036
0,00
080
,000
360,
000
355,
000
360,
000
160,
000
80,0
0036
0,00
080
,000
160,
000
360,
000
355,
000
355,
000
80,0
0080
,000
£ sit
e3,
017,
500
446,
400
16,0
0072
0,00
05,
680,
000
1,26
0,00
064
,000
180,
000
1,08
0,00
024
,000
72,0
0045
0,00
071
0,00
01,
775,
000
160,
800
36,0
00
Viab
ility
Thr
esho
ld£/
ha38
0,00
041
0,00
048
0,00
041
0,00
038
0,00
041
0,00
096
0,00
048
0,00
041
0,00
048
0,00
096
0,00
041
0,00
038
0,00
038
0,00
048
0,00
048
0,00
0£
site
3,23
0,00
050
8,40
096
,000
820,
000
6,08
0,00
01,
435,
000
384,
000
1,08
0,00
01,
230,
000
144,
000
432,
000
512,
500
760,
000
1,90
0,00
096
4,80
021
6,00
0
Resid
ual V
aGro
ss£/
ha57
6,42
673
7,15
912
,757
546,
546
839,
998
529,
240
1,15
5,86
420
6,31
680
3,19
7-3
98,6
501,
276,
205
1,19
9,49
21,
169,
429
521,
213
276,
086
385,
166
Net
£/ha
823,
466
923,
310
12,7
5768
3,18
21,
199,
997
661,
550
1,15
5,86
425
7,89
51,
147,
424
-398
,650
1,59
5,25
71,
499,
365
1,46
1,78
674
4,59
036
5,08
838
5,16
6£
site
4,89
9,62
191
4,07
72,
551
1,09
3,09
213
,439
,966
1,85
2,33
946
2,34
646
4,21
12,
409,
591
-119
,595
574,
292
1,49
9,36
52,
338,
858
2,60
6,06
655
4,93
317
3,32
4
Addi
tiona
l Pro
fit£
site
3,58
7,39
849
7,98
3-6
6,56
540
4,39
713
,352
,441
612,
872
115,
470
-560
,147
1,40
7,88
1-2
47,7
2717
5,02
01,
133,
251
1,82
2,21
494
3,75
5-3
66,0
042,
653
£/m
233
924
0-7
012
858
911
111
2-1
6135
4-2
6622
456
958
016
8-1
282
Stroud District Council – Local Plan Viability Study August 2013
34
Appendix 8 Strategic and Reserve Sites – Base Appraisals The pages in this section are not numbered
Base StrategicFor Apps
27/08/201307:14
Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16Location Hardwick Newton Stonehouse Cam 0 0 0 0 0 0 0 0 0 0 0 0Green/brown field Green Brown Green Green 0 0 0 0 0 0 0 0 0 0 0 0Use Agricultural Mixed Agricultural Agricultural 0 0 0 0 0 0 0 0 0 0 0 0
Site Area Gross ha 28.00 73.00 30.00Net ha 16.60 0.00 44.00 18.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Units 500 0 1,500 450 0 0 0 0 0 0 0 0 0 0 0 0
Average Unit Size m2 88.06 #DIV/0! 86.89 86.37 #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!
Mix Intermediate to Buy 15.00% 15.00% 15.00%Affordable Rent 15.00% 15.00% 15.00%Social Rent
Price Market £/m2 2,250 2,300 2,325Intermedia £/m2 1,575 0 1,610 1,628 0 0 0 0 0 0 0 0 0 0 0 0 70.00%Affordable £/m2 1,100 998 1,125Social Rent£/m2 1,125 0 1,150 1,163 0 0 0 0 0 0 0 0 0 0 0 0 50.00%
Grant and Intermedia £/unitAffordable £/unitSocial Rent£/unit
Sales per year 40 60 40Unit Build Time 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
Alternative Use Value£/ha 25,000 25,000 25,000Up Lift % % 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20%Additional Uplift £/ha 350,000 350,000 350,000
Easements etc £ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Legals Acquisition % land 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5% 1.5%
Planning F <50 £/unit 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385 385>50 £/unit 115 115 115 115 115 115 115 115 115 115 115 115 115 115 115 115
Architects % 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00% 6.00%QS / PM % 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%Planning Consultants % 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00% 1.00%Other Professional % 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50% 2.50%
Build Cost - BCIS Base£/m2 818 #DIV/0! 821 815 #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0! #DIV/0!CfSH % 6.00% 6.00% 6.00%Energy £/m2Design £/m2 5.00%Lifetime £/m2 11 11 11Over-extra 3 £/m2Over-extra 4 £/m2Infrastructure % 20% 20% 20% 20%Pre CIL s106 £/Unit 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Post CIL s106 £/Unit 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000
£/m2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0Contingency % 2.50% 2.50% 2.50%Abnormals %
£/site 6,255,205 15,869,739 4,953,292
FINANCE Fees £ 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000Interest % 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00% 7.00%Legal and V£ 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500
SALES Agents % 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00% 3.00%Legals % 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%Misc. £ 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000
Developer % of costs (before interest) 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%% of GDV 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20% 20%
Base
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RES
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FLO
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OR
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TYe
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Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 7
Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EU
NIT
S S
tarte
d10
2030
4040
4040
4040
4040
4030
3020
Mar
ket H
ousi
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386,
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2,77
3,89
04,
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5,54
7,78
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547,
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5,54
7,78
05,
547,
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5,54
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05,
547,
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547,
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Sha
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208,
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624,
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CAS
H F
LOW
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Year
2Ye
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Year
4Ye
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Year
6Ye
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Year
8Ye
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Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
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s A
bove
INC
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1,74
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63,
480,
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tinge
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Abn
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5,10
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0,41
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0,41
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0,41
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0,41
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5,31
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Fina
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00
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Age
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CO
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For C
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RES
IDU
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ASH
FLO
W F
OR
INTE
RES
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 7
Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EU
NIT
S S
tarte
d10
2030
4060
6080
8080
8080
8080
8080
8080
8080
8080
80M
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1,39
8,92
92,
797,
858
4,19
6,78
75,
595,
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8,39
3,57
48,
393,
574
11,1
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Affo
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INC
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EXPE
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1,76
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Abn
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105,
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211,
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386
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386
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386
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386
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386
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386
846,
386
846,
386
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0
Fina
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Fees
10,0
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Age
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104,
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661
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322
417,
322
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322
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322
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322
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For R
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2,66
027
5,39
70
00
00
00
00
00
Pro
fit o
n C
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rofit
on
GD
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Cas
h Fl
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6,41
0,26
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235,
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4,53
2,33
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5,12
4,99
35,
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5,12
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124,
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5,12
4,99
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5,12
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280
Ope
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an0
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Bal
anc
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410,
264
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852,
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CAS
H F
LOW
FO
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DD
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PR
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TYe
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Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
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Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EA
s A
bove
INC
OM
E0
1,73
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33,
477,
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EXPE
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Land
27,7
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00
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Arc
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Pos
t CIL
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40,0
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80,0
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80,0
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80,0
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80,0
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000
Con
tinge
ncy
022
,721
45,4
4268
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90,8
8413
6,32
613
6,32
618
1,76
818
1,76
818
1,76
818
1,76
818
1,76
818
1,76
818
1,76
818
1,76
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1,76
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1,76
818
1,76
818
1,76
818
1,76
818
1,76
818
1,76
818
1,76
80
Abn
orm
als
010
5,79
821
1,59
731
7,39
542
3,19
363
4,79
063
4,79
084
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
684
6,38
60
Fina
nce
Fees
10,0
000
00
00
00
00
00
00
00
00
00
00
00
Lega
l and
Val
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n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
052
,165
104,
331
156,
496
208,
661
312,
992
312,
992
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
417,
322
0Le
gals
08,
694
17,3
8826
,083
34,7
7752
,165
52,1
6569
,554
69,5
5469
,554
69,5
5469
,554
69,5
5469
,554
69,5
5469
,554
69,5
5469
,554
69,5
5469
,554
69,5
5469
,554
69,5
540
Mis
c.0
05,
000
00
00
00
00
00
00
00
00
00
00
0C
OST
S B
EFO
RE
LAN
D IN
T AN
D P
45,8
45,9
861,
108,
219
-6,7
81,1
693,
324,
656
4,43
2,87
46,
649,
311
6,64
9,31
18,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
88,
865,
748
8,86
5,74
80
For C
IL c
alcu
latio
nIn
tere
st80
2,30
580
5,30
963
9,87
261
7,96
258
4,63
352
8,64
847
1,68
439
1,65
131
0,21
822
7,35
914
3,05
157
,267
00
00
00
00
00
0P
rofit
on
cost
0P
rofit
on
GD
V52
,165
,280
Cas
h Fl
ow-4
5,84
5,98
6-1
71,6
819,
453,
546
1,25
2,00
01,
904,
534
3,19
9,11
23,
255,
096
4,57
3,30
94,
653,
342
4,73
4,77
54,
817,
634
4,90
1,94
24,
987,
726
5,04
4,99
35,
044,
993
5,04
4,99
35,
044,
993
5,04
4,99
35,
044,
993
5,04
4,99
35,
044,
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5,04
4,99
35,
044,
993
-52,
165,
280
Ope
ning
Bal
an0
Clo
sing
Bal
anc
-45,
845,
986
-46,
017,
667
-36,
564,
121
-35,
312,
121
-33,
407,
586
-30,
208,
474
-26,
953,
378
-22,
380,
069
-17,
726,
727
-12,
991,
952
-8,1
74,3
18-3
,272
,376
1,71
5,35
16,
760,
344
11,8
05,3
3716
,850
,330
21,8
95,3
2226
,940
,315
31,9
85,3
0837
,030
,301
42,0
75,2
9447
,120
,287
52,1
65,2
800
corr
ect
Base
Str
ateg
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te 4
27/0
8/20
1307
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SITE
NAM
ESi
te 4
INC
OM
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Siz
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Num
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Mar
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681,
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Age
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106
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15,8
60,2
43
RES
IDU
AL C
ASH
FLO
W F
OR
INTE
RES
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 7
Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EU
NIT
S S
tarte
d10
2030
4040
4040
4040
4040
4020
10M
arke
t Hou
sing
1,40
5,65
42,
811,
307
4,21
6,96
15,
622,
615
5,62
2,61
55,
622,
615
5,62
2,61
55,
622,
615
5,62
2,61
55,
622,
615
5,62
2,61
55,
622,
615
2,81
1,30
71,
405,
654
00
00
00
00
0S
hare
d O
wne
rshi
p21
0,84
842
1,69
663
2,54
484
3,39
284
3,39
284
3,39
284
3,39
284
3,39
284
3,39
284
3,39
284
3,39
284
3,39
242
1,69
621
0,84
80
00
00
00
00
Affo
rdab
le R
ent
145,
748
291,
495
437,
243
582,
990
582,
990
582,
990
582,
990
582,
990
582,
990
582,
990
582,
990
582,
990
291,
495
145,
748
00
00
00
00
0S
ocia
l Ren
t0
00
00
00
00
00
00
00
00
00
00
00
Gra
nt a
nd S
ubsi
dy0
00
00
00
00
00
00
00
00
00
00
00
INC
OM
E0
1,76
2,24
93,
524,
498
5,28
6,74
87,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
3,52
4,49
81,
762,
249
00
00
00
00
0
EXPE
ND
ITU
RE
Sta
mp
Dut
y27
1,31
1E
asem
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etc
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Lega
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777,
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00
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ltant
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10
Oth
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20
Bui
ld C
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ase
896,
060
1,79
2,12
02,
688,
181
3,58
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241
3,58
4,24
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241
3,58
4,24
13,
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3,58
4,24
13,
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241
3,58
4,24
11,
792,
120
896,
060
00
00
00
00
0s1
06/C
IL0
Con
tinge
ncy
22,4
0244
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67,2
0589
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89,6
0689
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89,6
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,606
89,6
0689
,606
89,6
0689
,606
44,8
0322
,402
00
00
00
00
0A
bnor
mal
s11
0,07
322
0,14
633
0,21
944
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
322
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0,07
30
00
00
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00
Fina
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Fees
10,0
00Le
gal a
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7,50
0
Age
nts
052
,867
105,
735
158,
602
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
105,
735
52,8
670
00
00
00
00
Lega
ls0
8,81
117
,622
26,4
3435
,245
35,2
4535
,245
35,2
4535
,245
35,2
4535
,245
35,2
4535
,245
17,6
228,
811
00
00
00
00
0M
isc.
5,00
0C
OST
S B
EFO
RE
LAN
D IN
T AN
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5,19
8,61
11,
090,
214
2,18
5,42
73,
270,
641
4,36
0,85
44,
360,
854
4,36
0,85
44,
360,
854
4,36
0,85
44,
360,
854
4,36
0,85
44,
360,
854
4,36
0,85
42,
180,
427
1,09
0,21
40
00
00
00
00
For R
esid
ual V
alua
tioLa
nd5,
426,
211
Inte
rest
743,
738
748,
757
707,
435
615,
828
470,
766
315,
549
149,
468
00
00
00
00
00
00
00
00
Pro
fit o
n C
osts
0P
rofit
on
GD
V15
,860
,243
Cas
h Fl
ow-1
0,62
4,82
2-7
1,70
259
0,31
51,
308,
672
2,07
2,31
52,
217,
377
2,37
2,59
32,
538,
675
2,68
8,14
22,
688,
142
2,68
8,14
22,
688,
142
2,68
8,14
21,
344,
071
672,
036
00
00
00
00
-15,
860,
243
Ope
ning
Bal
an0
Clo
sing
Bal
anc
-10,
624,
822
-10,
696,
523
-10,
106,
209
-8,7
97,5
37-6
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-4,5
07,8
45-2
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403,
424
3,09
1,56
65,
779,
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8,46
7,85
111
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13,8
44,1
3615
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15,8
60,2
4315
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15,8
60,2
4315
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,243
15,8
60,2
4315
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,243
15,8
60,2
4315
,860
,243
15,8
60,2
430
CAS
H F
LOW
FO
R C
IL A
DD
ITIO
NAL
PR
OFI
TYe
ar 1
Year
2Ye
ar 3
Year
4Ye
ar 5
Year
6Ye
ar 7
Year
8Ye
ar 9
Year
10
Year
11
Year
12
Year
13
Year
14
Year
15
Year
16
Year
17
Year
18
Year
19
Year
20
Year
21
Year
22
Year
23
Year
24
INC
OM
EA
s A
bove
INC
OM
E0
1,76
2,24
93,
524,
498
5,28
6,74
87,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
7,04
8,99
77,
048,
997
3,52
4,49
81,
762,
249
00
00
00
00
0
EXPE
ND
ITU
RE
Land
11,4
00,0
00
Sta
mp
Dut
y57
0,00
00
00
00
00
00
00
00
00
00
00
00
00
Eas
emen
ts e
tc.
00
00
00
00
00
00
00
00
00
00
00
00
Lega
ls A
cqui
sitio
n17
1,00
00
00
00
00
00
00
00
00
00
00
00
00
Pla
nnin
g Fe
e20
0,00
00
00
00
00
00
00
00
00
00
00
00
00
Arc
hite
cts
2,77
7,04
40
00
00
00
00
00
00
00
00
00
00
00
QS
231,
420
00
00
00
00
00
00
00
00
00
00
00
0P
lann
ing
Con
sulta
nts
462,
841
00
00
00
00
00
00
00
00
00
00
00
0O
ther
Pro
fess
iona
l1,
157,
102
00
00
00
00
00
00
00
00
00
00
00
0
Bui
ld C
ost -
BC
IS B
ase
089
6,06
01,
792,
120
2,68
8,18
13,
584,
241
3,58
4,24
13,
584,
241
3,58
4,24
13,
584,
241
3,58
4,24
13,
584,
241
3,58
4,24
13,
584,
241
1,79
2,12
089
6,06
00
00
00
00
00
PO
TEN
TIA
L C
IL-4
,252
,405
Pos
t CIL
s10
610
,000
20,0
0030
,000
40,0
0040
,000
40,0
0040
,000
40,0
0040
,000
40,0
0040
,000
40,0
0020
,000
10,0
000
00
00
00
00
Con
tinge
ncy
022
,402
44,8
0367
,205
89,6
0689
,606
89,6
0689
,606
89,6
0689
,606
89,6
0689
,606
89,6
0644
,803
22,4
020
00
00
00
00
Abn
orm
als
011
0,07
322
0,14
633
0,21
944
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
344
0,29
322
0,14
611
0,07
30
00
00
00
00
Fina
nce
Fees
10,0
000
00
00
00
00
00
00
00
00
00
00
00
Lega
l and
Val
uatio
n7,
500
00
00
00
00
00
00
00
00
00
00
00
0
Age
nts
052
,867
105,
735
158,
602
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
211,
470
105,
735
52,8
670
00
00
00
00
Lega
ls0
8,81
117
,622
26,4
3435
,245
35,2
4535
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35,2
4535
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35,2
4535
,245
35,2
4535
,245
17,6
228,
811
00
00
00
00
0M
isc.
00
5,00
00
00
00
00
00
00
00
00
00
00
00
CO
STS
BEF
OR
E LA
ND
INT
AND
P16
,986
,907
1,10
0,21
4-2
,046
,978
3,30
0,64
14,
400,
854
4,40
0,85
44,
400,
854
4,40
0,85
44,
400,
854
4,40
0,85
44,
400,
854
4,40
0,85
44,
400,
854
2,20
0,42
71,
100,
214
00
00
00
00
0
For C
IL c
alcu
latio
nIn
tere
st29
7,27
129
0,88
719
8,47
716
7,19
412
3,77
779
,601
34,6
510
00
00
00
00
00
00
00
0P
rofit
on
cost
0P
rofit
on
GD
V15
,860
,243
Cas
h Fl
ow-1
6,98
6,90
736
4,76
55,
280,
589
1,78
7,63
02,
480,
949
2,52
4,36
52,
568,
542
2,61
3,49
12,
648,
142
2,64
8,14
22,
648,
142
2,64
8,14
22,
648,
142
1,32
4,07
166
2,03
60
00
00
00
0-1
5,86
0,24
3O
peni
ng B
alan
0C
losi
ng B
alan
c-1
6,98
6,90
7-1
6,62
2,14
2-1
1,34
1,55
3-9
,553
,924
-7,0
72,9
75-4
,548
,610
-1,9
80,0
6863
3,42
43,
281,
566
5,92
9,70
98,
577,
851
11,2
25,9
9413
,874
,136
15,1
98,2
0715
,860
,243
15,8
60,2
4315
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15,8
60,2
4315
,860
,243
15,8
60,2
4315
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15,8
60,2
4315
,860
,243
0
corr
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Site
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te 2
Site
3Si
te 4
Site
5Si
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Site
7Si
te 8
Site
9Si
te 1
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2Si
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Alte
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47,7
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9,03
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!
HDH Planning & Development Ltd is a specialist planning consultancy providing evidence to support planning authorities, land owners and developers.
The firm is led by Simon Drummond-Hay who is a Chartered Surveyor, Associate of Chartered Institute of Housing and senior development professional with a wide experience of both development and professional practice. The firm is regulated by the RICS.
The main areas of expertise are:
• Community Infrastructure Levy (CIL) testing • District wide and site specific Viability Analysis • Local and Strategic Housing Market Assessments and Housing Needs Assessments • Future Housing Numbers Analysis (post RSS target setting)
HDH Planning & Development Ltd has clients throughout England and Wales.
HDH Planning & Development Ltd Registered in England. Number 08555548
Bellgate, Casterton, Kirkby Lonsdale, Cumbria. LA6 2LF simon@drummond-hay.co.uk 015242 76205 / 07989 975 977