190415 NNPA Residential Appraisals E - H BROWNFIELD v2 ... · Developers Profit - Margin on AH...

190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2 - Version Notes

Date Version Comments

190320 v1 Using BETA model v2 - MW inputted data for E- H typologies

190415 v2 Updated floor areas, GDV and build costs

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190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2

Scheme Ref: ENo Units: 1 Location / Value Zone: NP-wide Development Scenario: BrownfieldNotes:

ASSUMPTIONS - RESIDENTIAL USES

Total number of units in scheme 1 UnitsAH Policy requirement (% Target) ` 100%AH tenure split % Affordable Rent: 0%

LCHO (Int/Sub-Market etc.): 100% 100.0% % of total (>10% for HWP (Feb 2017))"Market Housing" tenure split % 0%

Local Connection housing: 50%Principal Residency housing: 50%

100%

CIL Rate (£ psm) 0.00 £ psm

Unit mix - AH baseline mix AH mix% AH # units "Mkt" base mix Mkt mix% Mkt # units Overall mix% Total # units1 bed House 0 0.0% 0.0 0 0.0% 0.0 0% 02 bed House 0 0.0% 0.0 0 0.0% 0.0 0% 03 bed House 1 100.0% 1.0 1 100.0% 0.0 100% 14 bed House 0 0.0% 0.0 0 0.0% 0.0 0% 05 bed House 0 0.0% 0.0 0 0.0% 0.0 0% 01 bed Flat 0 0.0% 0.0 0 0.0% 0.0 0% 02 bed Flat 0 0.0% 0.0 0 0.0% 0.0 0% 0Total number of units 1 100.0% 1.0 1 100.0% 0.0 100% 1

Net area per unit Net to Gross % Gross (GIA) per unitAH Unit Floor areas - (sqm) (sqft) % (sqm) (sqft)1 bed House 60.0 646 60.0 6462 bed House 75.0 807 75.0 8073 bed House 85.0 915 85.0 9154 bed House 118.0 1,270 118.0 1,2705 bed House 0.0 0 0.0 01 bed Flat 0.0 0 85.0% 0.0 02 bed Flat 0.0 0 85.0% 0.0 0

Net area per unit Net to Gross % Gross (GIA) per unit"Mkt" Unit Floor areas - (sqm) (sqft) % (sqm) (sqft)1 bed House 60.0 646 60.0 6462 bed House 75.0 807 75.0 8073 bed House 85.0 915 85.0 9154 bed House 118.0 1,270 118.0 1,2705 bed House 0.0 0 0.0 01 bed Flat 0.0 0 85.0% 0.0 02 bed Flat 0.0 0 85.0% 0.0 0

AH units GIA Mkt Units GIA Total GIA (all units)Total Gross Floor areas - (sqm) (sqft) (sqm) (sqft) (sqm) (sqft)1 bed House 0 0 0 0 0 02 bed House 0 0 0 0 0 03 bed House 85 915 0 0 85 9154 bed House 0 0 0 0 0 05 bed House 0 0 0 0 0 01 bed Flat 0 0 0 0 0 02 bed Flat 0 0 0 0 0 0

85 915 0 0 85 915AH % by floor area analysis: 100.00% AH % by floor area due to mix

Affordable Housing values (£) - Aff. Rent £ £psm LCHO £ £psm 1 bed House 133,000 2,217 114,000 1,9002 bed House 150,500 2,007 129,000 1,7203 bed House 210,000 2,471 180,000 2,1184 bed House 297,500 2,521 255,000 2,1615 bed House1 bed Flat2 bed Flat

20% 5%"Market" Sales values (£) - £ OMS (per unit) £psm £ Local Connection £psm £ Principal Res £psm total OMV £ (no AH)1 bed House 190,000 3,167 152,000 2,533 180,500 3,008 02 bed House 215,000 2,867 172,000 2,293 204,250 2,723 03 bed House 300,000 3,529 240,000 2,824 285,000 3,353 300,0004 bed House 425,000 3,602 340,000 2,881 403,750 3,422 05 bed House 01 bed Flat 02 bed Flat 0

300,000

/24Printed: 29/04/2019 14:02S:\_Client Projects\1810 Local Plan Viability Assessment_NNPA\_Appraisals\190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2\Scheme E© Copyright Aspinall Verdi Limited



GROSS DEVELOPMENT VALUEAffordable Rent GDV - (part houses due to % mix)1 bed House 0.0 @ 133,000 -2 bed House 0.0 @ 150,500 -3 bed House 0.0 @ 210,000 -4 bed House 0.0 @ 297,500 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

0.0 -LCHO GDV - 1 bed House 0.0 @ 114,000 -2 bed House 0.0 @ 129,000 -3 bed House 1.0 @ 180,000 180,0004 bed House 0.0 @ 255,000 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

1.0 180,000

Local Connection "Mtk" GDV -1 bed House 0.0 @ 152,000 -2 bed House 0.0 @ 172,000 -3 bed House 0.0 @ 240,000 -4 bed House 0.0 @ 340,000 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat @ 0 -

0.0 -

Principal Residence "Mkt" GDV -1 bed House 0.0 @ 180,500 -2 bed House 0.0 @ 204,250 -3 bed House 0.0 @ 285,000 -4 bed House 0.0 @ 403,750 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

0.0 -

Sub-total GDV Residential 1.0 180,000AH on-site cost analysis: £MV less £GDV 120,000

1,412 £ psm (total GIA sqm) 120,000 £ per unit (total units)

AH Grant 1 @ -

Total GDV 180,000




DEVELOPMENT COSTS

Initial Payments -Planning Application Professional Fees, Surveys and reports (2,000)Statutory Planning Fees (Residential) (385)CIL (Market units only) 0 sqm 0.00 £ psm -

CIL analysis: 0.00% % of GDV 0 £ per unit (total units)Site Specific S106 Contributions 1 units @ 1,000 per unit (1,000)

S106 analysis: 0.56% % of GDVAH Commuted Sum 85 sqm (total) 0 £ psm -

Comm. Sum analysis: 0.00% % of GDVConstruction Costs -Site Clearance and Demolition 0.12 acres @ 100,000 £ per acre (if brownfield) (12,355)

1 bed House - sqm @ 1,500 psm -2 bed House - sqm @ 1,500 psm -3 bed House 85 sqm @ 1,500 psm (127,500)4 bed House - sqm @ 1,500 psm -5 bed House - sqm @ 1,500 psm -1 bed Flat - sqm @ 1,500 psm -2 bed Flat 85 - sqm @ 1,500 psm -

Renewables 1 @ 0 £per unit -

External works (on plot) 127,500 @ 15.00% (19,125)19,125 £per unit

Site wide costs 127,500 @ 20.00% (25,500)25,500 £per unit

Contingency 127,500 @ 3.00% (3,825)

Professional Fees 127,500 @ 6.50% (8,288)

Disposal Costs - Residential Sales Agent Costs - OMS @ 1.00% -Residential Sales Legal Costs - OMS @ 0.50% -Marketing and Promotion - OMS @ 3.00% -

Interest (on Development Costs) - 6.25% APR 0.506% pcm (124,779)

Developers Profit -Margin on AH 180,000 6.00% on AH values (10,800)Profit on "Market" units 0 6.00% -

Profit analysis: 324,757 3.33% on costs (10,800)180,000 6.00% blended (10,800)

TOTAL COSTS (335,557)




RESIDUAL LAND VALUEResidual Land Value (gross) (155,557)SDLT - @ 5.00% (slabbed) 10,500Acquisition Agent fees - @ 1.00% -Acquisition Legal fees - @ 0.50% -Interest on Land - @ 6.25% -Residual Land Value (145,057)

RLV analysis: (145,057) £ per plot (2,901,136) £ per ha (1,174,074) £ per acre

BENCHMARK LAND VALUEResidential Density 20.0 dphSite Area (Resi) 0.05 ha 0.12 acres

Density analysis: 1,700 sqm/ha 7,405 sqft/acBenchmark Land Value 10,000 £ per plot 200,000 £ per ha 80,939 £ per acre 10,000

BALANCESurplus/(Deficit) (155,057) £ per plot (3,101,136) £ per ha (1,255,013) £ per acre (155,057)




SENSITIVITY ANALYSIS

AH - % on site 100%Balance (RLV - BLV) (155,057) 10% 25% 40% 55% 70% 85% 100%

80% (54,841) (71,544) (88,246) (104,949) (121,652) (138,354) (155,057)85% (8,407) (14,832) (42,868) (70,915) (98,963) (127,010) (155,057)90% 1,943 (3,875) (9,905) (36,882) (76,273) (115,665) (155,057)95% 11,158 4,362 (2,864) (10,653) (53,584) (104,321) (155,057)

100% 20,373 12,040 3,708 (5,373) (30,895) (92,976) (155,057)105% 29,587 19,719 9,851 (92) (11,402) (81,631) (155,057)

Local Occupancy and 110% 38,802 27,398 15,994 4,591 (7,882) (70,287) (155,057)Principal Residency Values 115% 48,017 35,077 22,138 9,198 (4,361) (58,942) (155,057)

100% 120% 57,231 42,756 28,281 13,805 (841) (47,598) (155,057)(% from base assumption) 125% 66,446 50,435 34,424 18,413 2,401 (36,253) (155,057)

130% 75,661 58,114 40,567 23,020 5,473 (24,909) (155,057)135% 84,875 65,793 46,710 27,627 8,545 (13,567) (155,057)140% 94,090 73,472 52,853 32,235 11,616 (10,391) (155,057)145% 103,305 81,150 58,996 36,842 14,688 (8,631) (155,057)150% 112,519 88,829 65,139 41,449 17,759 (6,871) (155,057)155% 121,734 96,508 71,282 46,057 20,831 (5,110) (155,057)160% 130,949 104,187 77,425 50,664 23,902 (3,350) (155,057)165% 140,163 111,866 83,569 55,271 26,974 (1,590) (155,057)170% 149,378 119,545 89,712 59,879 30,045 170 (155,057)175% 158,593 127,224 95,855 64,486 33,117 1,748 (155,057)180% 167,807 134,903 101,998 69,093 36,189 3,284 (155,057)


80% 53,345 45,013 36,680 28,348 20,016 11,684 3,22885% 45,102 36,770 28,437 20,105 11,773 3,441 (5,726)90% 36,859 28,527 20,194 11,862 3,530 (5,577) (39,756)95% 28,616 20,283 11,951 3,619 (5,475) (35,326) (97,406)

100% 20,373 12,040 3,708 (5,373) (30,895) (92,976) (155,057)Unit Build Rates 105% 12,130 3,797 (5,271) (26,465) (88,546) (150,626) (212,707)

100% 110% 3,887 (5,168) (22,039) (84,115) (146,196) (208,277) (270,358)(% from base assumption) 115% (5,066) (17,616) (79,685) (141,766) (203,846) (265,927) (328,008)

120% (14,514) (75,254) (137,335) (199,416) (261,497) (323,578) (385,658)125% (70,824) (132,905) (194,986) (257,066) (319,147) (381,228) (443,309)130% (128,474) (190,555) (252,636) (314,717) (376,798) (438,878) (500,959)135% (186,125) (248,206) (310,286) (372,367) (434,448) (496,529) (558,609)140% (243,775) (305,856) (367,937) (430,017) (492,098) (554,179) (616,260)145% (301,426) (363,506) (425,587) (487,668) (549,749) (611,829) (673,910)150% (359,076) (421,157) (483,237) (545,318) (607,399) (669,480) (731,561)155% (416,726) (478,807) (540,888) (602,969) (665,049) (727,130) (789,211)160% (474,377) (536,457) (598,538) (660,619) (722,700) (784,781) (846,861)165% (532,027) (594,108) (656,189) (718,269) (780,350) (842,431) (904,512)170% (589,677) (651,758) (713,839) (775,920) (838,001) (900,081) (962,162)175% (647,328) (709,409) (771,489) (833,570) (895,651) (957,732) (1,019,812)180% (704,978) (767,059) (829,140) (891,220) (953,301) (1,015,382) (1,077,463)





1.0% 30,679 20,629 10,579 529 (26,958) (91,007) (155,057)2.0% 28,618 18,911 9,205 (648) (27,745) (91,401) (155,057)3.0% 26,557 17,194 7,831 (1,829) (28,533) (91,795) (155,057)4.0% 24,495 15,476 6,457 (3,010) (29,320) (92,189) (155,057)

Profit on "Market" units 5.0% 22,434 13,758 5,082 (4,192) (30,108) (92,582) (155,057)6.00% 6.0% 20,373 12,040 3,708 (5,373) (30,895) (92,976) (155,057)

(% profit) 7.0% 18,311 10,323 2,334 (6,554) (31,683) (93,370) (155,057)8.0% 16,250 8,605 960 (7,735) (32,470) (93,764) (155,057)9.0% 14,189 6,887 (548) (8,917) (33,258) (94,157) (155,057)

10.0% 12,128 5,170 (2,123) (10,098) (34,045) (94,551) (155,057)11.0% 10,066 3,452 (3,698) (11,279) (34,833) (94,945) (155,057)12.0% 8,005 1,734 (5,273) (12,460) (35,620) (95,339) (155,057)13.0% 5,944 (54) (6,848) (13,642) (36,408) (95,732) (155,057)14.0% 3,882 (2,023) (8,423) (14,823) (37,195) (96,126) (155,057)15.0% 1,821 (3,992) (9,998) (16,004) (37,983) (96,520) (155,057)16.0% (348) (5,961) (11,573) (17,185) (38,770) (96,914) (155,057)17.0% (2,711) (7,929) (13,148) (18,367) (39,558) (97,307) (155,057)18.0% (5,073) (9,898) (14,723) (19,548) (40,345) (97,701) (155,057)19.0% (7,436) (11,867) (16,298) (20,729) (41,133) (98,095) (155,057)20.0% (9,798) (13,836) (17,873) (21,910) (41,920) (98,489) (155,057)

NOTESCells highlighted in yellow are input cellsCells highlighted in green are sensitivity input cellsFigures in brackets, thus (00,000.00), are negative values / costs




KPI's for Report Summary Table - [ note that this table is combined with other similar Scheme Typologies as a summary table to read across similar typologies ]

[ please check that is captures the required KPI's that you would like carried forward and presented in the summary table ]

Scheme Ref: E

No Units: 1

Location / Value Zone: NP-wide

Development Scenario: BrownfieldNotes: 0AH % 100%

Affordable Rent: 0%LCHO (Int/Sub-Market etc.): 100%

GDV AH (£) 180,000

"Market Housing" % 0%


GDV "Market Housing" (£) -

Total GDV (£) (excluding Grant) 180,000

AH Grant (£) -

AH Grant (£/unit) -

Total GDV (£) (including Grant) 180,000

Site Specific S106 (£) 1,000

Site Specific S106 (£/unit) 1,000

Total Developers Profit (£) 10,800

Developers Profit (% on "Mkt" GDV) 6.00%

Developers Profit (% on AH GDV) 6.00%

Developers Profit (% blended) 6.00%

Developers Profit (% on costs) 3.33%

RLV (£ net) (145,057)

RLV (£/acre) (1,174,074)

RLV (£/ha) (2,901,136)

RLV (£/plot) (145,057)

Benchmark Land Value (BLV):

BLV (£ net) 10,000

BLV (£/acre) 80,939

BLV (£/ha) 200,000

BLV (£/plot) 10,000

Balance for Plan VA:

Surplus/Deficit (155,057)

Surplus/Deficit (£/acre) (1,255,013)

Surplus/Deficit (£/ha) (3,101,136)

Surplus/Deficit (£/plot) (155,057)

Plan Viability comments Viable

Viable if RLV > BLV Note, that they will all be viable with grant

Marginal if RLV < BLV, but RLV is positive

Not Viable if RLV < BLV, and RLV is negative



Scheme Ref: FNo Units: 3 Location / Value Zone: NP-wide Development Scenario: BrownfieldNotes:





100%





AH units GIA Mkt Units GIA Total GIA (all units)Total Gross Floor areas - (sqm) (sqft) (sqm) (sqft) (sqm) (sqft)1 bed House 0 0 0 0 0 02 bed House 150 1,615 0 0 150 1,6153 bed House 85 915 0 0 85 9154 bed House 0 0 0 0 0 05 bed House 0 0 0 0 0 01 bed Flat 0 0 0 0 0 02 bed Flat 0 0 0 0 0 0

235 2,530 0 0 235 2,530AH % by floor area analysis: 100.00% AH % by floor area due to mix


20% 5%"Market" Sales values (£) - £ OMS (per unit) £psm £ Local Connection £psm £ Principal Res £psm total OMV £ (no AH)1 bed House 190,000 3,167 152,000 2,533 180,500 3,008 02 bed House 215,000 2,867 172,000 2,293 204,250 2,723 430,0003 bed House 300,000 3,529 240,000 2,824 285,000 3,353 300,0004 bed House 425,000 3,602 340,000 2,881 403,750 3,422 05 bed House 01 bed Flat 02 bed Flat 0

730,000

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GROSS DEVELOPMENT VALUEAffordable Rent GDV - (part houses due to % mix)1 bed House 0.0 @ 133,000 -2 bed House 1.3 @ 150,500 200,7673 bed House 0.7 @ 210,000 140,0704 bed House 0.0 @ 297,500 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

2.0 340,837LCHO GDV - 1 bed House 0.0 @ 114,000 -2 bed House 0.7 @ 129,000 85,9143 bed House 0.3 @ 180,000 59,9404 bed House 0.0 @ 255,000 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

1.0 145,854

Local Connection "Mtk" GDV -1 bed House 0.0 @ 152,000 -2 bed House 0.0 @ 172,000 -3 bed House 0.0 @ 240,000 -4 bed House 0.0 @ 340,000 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

0.0 -


0.0 -

Sub-total GDV Residential 3.0 486,691AH on-site cost analysis: £MV less £GDV 243,309


AH Grant 3 @ -

Total GDV 486,691




DEVELOPMENT COSTS

Initial Payments -Planning Application Professional Fees, Surveys and reports (5,000)Statutory Planning Fees (Residential) (1,155)CIL (Market units only) 0 sqm 0.00 £ psm -




1 bed House - sqm @ 1,500 psm -2 bed House 150 sqm @ 1,500 psm (225,000)3 bed House 85 sqm @ 1,500 psm (127,500)4 bed House - sqm @ 1,500 psm -5 bed House - sqm @ 1,500 psm -1 bed Flat - sqm @ 1,500 psm -2 bed Flat 235 - sqm @ 1,500 psm -


External works (on plot) 352,500 @ 15.00% (52,875)17,625 £per unit

Site wide costs 352,500 @ 20.00% (70,500)23,500 £per unit

Contingency 352,500 @ 3.00% (10,575)

Professional Fees 352,500 @ 6.50% (22,913)


Interest (on Development Costs) - 6.25% APR 0.506% pcm (457,864)

Developers Profit -Margin on AH 486,691 6.00% on AH values (29,201)Profit on "Market" units 0 6.00% -

Profit analysis: 1,013,447 2.88% on costs (29,201)486,691 6.00% blended (29,201)

TOTAL COSTS (1,042,648)




RESIDUAL LAND VALUEResidual Land Value (gross) (555,957)SDLT - @ 5.00% (slabbed) 10,500Acquisition Agent fees - @ 1.00% -Acquisition Legal fees - @ 0.50% -Interest on Land - @ 6.25% -Residual Land Value (545,457)




BALANCESurplus/(Deficit) (191,819) £ per plot (3,836,381) £ per ha (1,552,562) £ per acre (575,457)






80% (599,729) (595,683) (591,638) (587,593) (583,548) (579,502) (575,457)85% (439,177) (461,890) (484,603) (507,317) (530,030) (552,744) (575,457)90% (278,625) (328,097) (377,569) (427,041) (476,513) (525,985) (575,457)95% (118,072) (194,303) (270,534) (346,765) (422,996) (499,226) (575,457)

100% (40,167) (60,542) (163,499) (266,489) (369,478) (472,468) (575,457)105% (15,121) (35,015) (56,494) (186,213) (315,961) (445,709) (575,457)

Local Occupancy and 110% 7,289 (14,361) (38,425) (105,937) (262,444) (418,950) (575,457)Principal Residency Values 115% 29,699 4,314 (21,301) (50,396) (208,926) (392,192) (575,457)

100% 120% 52,110 22,989 (6,131) (37,554) (155,409) (365,433) (575,457)(% from base assumption) 125% 74,520 41,664 8,809 (24,711) (101,891) (338,674) (575,457)

130% 96,930 60,340 23,749 (12,842) (53,806) (311,916) (575,457)135% 119,341 79,015 38,689 (1,636) (45,245) (285,157) (575,457)140% 141,751 97,690 53,630 9,569 (36,683) (258,398) (575,457)145% 164,161 116,366 68,570 20,774 (28,121) (231,640) (575,457)150% 186,572 135,041 83,510 31,979 (19,559) (204,881) (575,457)155% 208,982 153,716 98,450 43,184 (12,082) (178,122) (575,457)160% 231,392 172,391 113,390 54,389 (4,612) (151,364) (575,457)165% 253,803 191,067 128,331 65,595 2,859 (124,605) (575,457)170% 276,213 209,742 143,271 76,800 10,329 (97,846) (575,457)175% 298,623 228,417 158,211 88,005 17,799 (71,088) (575,457)180% 321,034 247,093 173,151 99,210 25,269 (52,935) (575,457)


80% 55,026 40,846 26,665 12,485 (1,695) (15,876) (31,770)85% 31,887 17,706 3,526 (10,654) (25,614) (41,867) (104,455)90% 8,747 (5,433) (19,630) (35,883) (55,488) (158,466) (261,455)95% (14,392) (29,898) (46,151) (109,488) (212,477) (315,467) (418,456)

100% (40,167) (60,542) (163,499) (266,489) (369,478) (472,468) (575,457)Unit Build Rates 105% (114,521) (217,511) (320,500) (423,490) (526,479) (629,469) (732,458)

100% 110% (271,522) (374,512) (477,501) (580,491) (683,480) (786,469) (889,459)(% from base assumption) 115% (428,523) (531,512) (634,502) (737,491) (840,481) (943,470) (1,046,460)

120% (585,524) (688,513) (791,503) (894,492) (997,482) (1,100,471) (1,203,461)125% (742,525) (845,514) (948,504) (1,051,493) (1,154,483) (1,257,472) (1,360,462)130% (899,526) (1,002,515) (1,105,505) (1,208,494) (1,311,484) (1,414,473) (1,517,462)135% (1,056,526) (1,159,516) (1,262,505) (1,365,495) (1,468,484) (1,571,474) (1,674,463)140% (1,213,527) (1,316,517) (1,419,506) (1,522,496) (1,625,485) (1,728,475) (1,831,464)145% (1,370,528) (1,473,518) (1,576,507) (1,679,497) (1,782,486) (1,885,476) (1,988,465)150% (1,527,529) (1,630,519) (1,733,508) (1,836,498) (1,939,487) (2,042,477) (2,145,466)155% (1,684,530) (1,787,519) (1,890,509) (1,993,498) (2,096,488) (2,199,477) (2,302,467)160% (1,841,531) (1,944,520) (2,047,510) (2,150,499) (2,253,489) (2,356,478) (2,459,468)165% (1,998,532) (2,101,521) (2,204,511) (2,307,500) (2,410,490) (2,513,479) (2,616,469)170% (2,155,533) (2,258,522) (2,361,512) (2,464,501) (2,567,491) (2,670,480) (2,773,470)175% (2,312,534) (2,415,523) (2,518,512) (2,621,502) (2,724,491) (2,827,481) (2,930,470)180% (2,469,534) (2,572,524) (2,675,513) (2,778,503) (2,881,492) (2,984,482) (3,087,471)





1.0% (12,453) (36,589) (144,337) (252,117) (359,897) (467,677) (575,457)2.0% (17,468) (41,379) (148,169) (254,991) (361,813) (468,635) (575,457)3.0% (22,920) (46,170) (152,002) (257,866) (363,730) (469,593) (575,457)4.0% (28,669) (50,961) (155,834) (260,740) (365,646) (470,551) (575,457)

Profit on "Market" units 5.0% (34,418) (55,751) (159,667) (263,614) (367,562) (471,510) (575,457)6.00% 6.0% (40,167) (60,542) (163,499) (266,489) (369,478) (472,468) (575,457)

(% profit) 7.0% (45,915) (65,332) (167,332) (269,363) (371,395) (473,426) (575,457)8.0% (51,664) (70,123) (171,164) (272,238) (373,311) (474,384) (575,457)9.0% (57,413) (74,914) (174,997) (275,112) (375,227) (475,342) (575,457)

10.0% (63,162) (79,704) (178,829) (277,986) (377,143) (476,300) (575,457)11.0% (68,910) (84,495) (182,662) (280,861) (379,060) (477,258) (575,457)12.0% (74,659) (89,286) (186,494) (283,735) (380,976) (478,216) (575,457)13.0% (80,408) (94,076) (190,327) (286,609) (382,892) (479,175) (575,457)14.0% (86,157) (98,867) (194,159) (289,484) (384,808) (480,133) (575,457)15.0% (91,905) (103,657) (197,992) (292,358) (386,725) (481,091) (575,457)16.0% (97,654) (108,448) (201,824) (295,233) (388,641) (482,049) (575,457)17.0% (103,403) (113,239) (205,657) (298,107) (390,557) (483,007) (575,457)18.0% (109,152) (118,029) (209,489) (300,981) (392,473) (483,965) (575,457)19.0% (114,900) (122,820) (213,322) (303,856) (394,390) (484,923) (575,457)20.0% (120,649) (127,611) (217,154) (306,730) (396,306) (485,881) (575,457)







Scheme Ref: F

No Units: 3




GDV AH (£) 486,691




Total GDV (£) (excluding Grant) 486,691

AH Grant (£) -


Total GDV (£) (including Grant) 486,691








RLV (£ net) (545,457)

RLV (£/acre) (1,471,623)

RLV (£/ha) (3,636,381)

RLV (£/plot) (181,819)


BLV (£ net) 30,000

BLV (£/acre) 80,939

BLV (£/ha) 200,000

BLV (£/plot) 10,000


Surplus/Deficit (575,457)









1 9 0 4 1 5 N N P A R e s i d e n t i a l A p p r a i s a l s _ E - H _ B R O W N F I E L D v 2

S c h e m e R e f : G

N o U n i t s : 7 L o c a t i o n / V a l u e Z o n e : N P - w i d e D e v e l o p m e n t S c e n a r i o : B r o w n f i e l d

N o t e s :

A S S U M P T I O N S - R E S I D E N T I A L U S E S

Total n u m b e r of un i t s in s c h e m e 7 Uni ts

A H Po l i c y r e q u i r e m e n t ( % T a r g e t ) ` 1 0 0 %

A H t e n u r e spl i t % Af fo rdab le R e n t : 6 7 %

L C H O ( In t /Sub-Marke t e tc . ) : 3 3 % 33 .3% % of total ( > 1 0 % for H W P ( F e b 2 0 1 7 ) )

" M a r k e t H o u s i n g " t e n u r e spl i t % 0 %

L o c a l C o n n e c t i o n h o u s i n g : 5 0 %

Pr inc ipa l R e s i d e n c y h o u s i n g : 5 0 %

1 0 0 %

C I L R a t e ( £ p s m ) 0.00 £ p s m

U n i t mix - A H b a s e l i n e mix A H m i x % A H # units "Mk t " b a s e mix Mk t m i x % M k t # units O v e r a l l m i x % Total # uni ts

1 b e d H o u s e 2 2 9 % 2.0 2 28 .6% 0.0 2 9 % 2

2 b e d H o u s e 3 4 3 % 3.0 3 42 .9% 0.0 4 3 % 3

3 b e d H o u s e 2 2 9 % 2.0 2 28 .6% 0.0 2 9 % 2

4 b e d H o u s e 0 0.0% 0.0 0 0.0% 0.0 0 % 0

5 b e d H o u s e 0 0.0% 0.0 0 0.0% 0.0 0 % 0

1 b e d F la t 0 0 .0% 0.0 0 0.0% 0.0 0 % 0

2 b e d F la t 0 0 .0% 0.0 0 0.0% 0.0 0 % 0

Total n u m b e r of uni ts 7 1 0 0 . 0 % 7.0 7 1 0 0 . 0 % 0.0 1 0 0 % 7

N e t a r e a p e r un i t N e t to G r o s s % G r o s s (GIA) p e r un i t

A H U n i t Floor a r e a s - ( s q m ) (sqf t ) % ( s q m ) (sqf t )

1 b e d H o u s e 60.0 6 4 6 60.0 6 4 6

2 b e d H o u s e 75.0 8 0 7 75.0 8 0 7

3 b e d H o u s e 85.0 9 1 5 85.0 9 1 5

4 b e d H o u s e 118 .0 1 ,270 118 .0 1 ,270

5 b e d H o u s e 0.0 0 0.0 0

1 b e d F la t 0.0 0 85 .0% 0.0 0

2 b e d F la t 0.0 0 85 .0% 0.0 0

N e t a r e a p e r un i t N e t to G r o s s % G r o s s (GIA) p e r un i t

"Mkt" U n i t Floor a r e a s - ( s q m ) (sqf t ) % ( s q m ) (sqf t )

1 b e d H o u s e 60.0 6 4 6 60.0 6 4 6

2 b e d H o u s e 75.0 8 0 7 75.0 8 0 7

3 b e d H o u s e 85.0 9 1 5 85.0 9 1 5

4 b e d H o u s e 118 .0 1 ,270 118 .0 1 ,270

5 b e d H o u s e 0.0 0 0.0 0

1 b e d F la t 0.0 0 85 .0% 0.0 0

2 b e d F la t 0.0 0 85 .0% 0.0 0

A H un i t s GIA Mkt U n i t s GIA Total GIA (a l l un i t s )

Tota l G r o s s Floor a r e a s - ( s q m ) (sqf t ) ( s q m ) (sqf t ) ( s q m ) (sqf t )

1 b e d H o u s e 1 2 0 1 ,292 0 0 1 2 0 1 ,292

2 b e d H o u s e 2 2 5 2 ,422 0 0 2 2 5 2 ,422

3 b e d H o u s e 1 7 0 1 ,830 0 0 1 7 0 1 ,830

4 b e d H o u s e 0 0 0 0 0 0

5 b e d H o u s e 0 0 0 0 0 0

1 b e d F la t 0 0 0 0 0 0

2 b e d F la t 0 0 0 0 0 0

5 1 5 5 ,543 0 0 5 1 5 5 ,543

A H % b y f loor a r e a a n a l y s i s : 1 0 0 . 0 0 % A H % b y f loor a r e a d u e to mix

A f f o r d a b l e H o u s i n g v a l u e s ( £ ) - Aff. R e n t £ £ p s m L C H O £ £ p s m

1 b e d H o u s e 1 3 3 , 0 0 0 2 ,217 1 1 4 , 4 0 0 1 ,907

2 b e d H o u s e 1 5 0 , 5 0 0 2 ,007 1 2 9 , 0 0 0 1 ,720

3 b e d H o u s e 2 1 0 , 0 0 0 2 ,471 1 8 0 , 0 0 0 2 ,118

4 b e d H o u s e 2 9 7 , 5 0 0 2 ,521 2 5 5 , 0 0 0 2 ,161

5 b e d H o u s e

1 b e d F la t

2 b e d F la t

2 0 % 5 %

"Marke t" Sa les v a l u e s ( £ ) - £ O M S ( p e r uni t) £ p s m £ L o c a l C o n n e c t i o n £ p s m £ Pr inc ipa l R e s £ p s m total O M V £ ( n o A H )

1 b e d H o u s e 1 9 0 , 0 0 0 3 ,167 1 5 2 , 0 0 0 2 ,533 1 8 0 , 5 0 0 3 ,008 3 8 0 , 0 0 0

2 b e d H o u s e 2 1 5 , 0 0 0 2 ,867 1 7 2 , 0 0 0 2 ,293 2 0 4 , 2 5 0 2 ,723 6 4 5 , 0 0 0

3 b e d H o u s e 3 0 0 , 0 0 0 3 ,529 2 4 0 , 0 0 0 2 ,824 2 8 5 , 0 0 0 3 ,353 6 0 0 , 0 0 0

4 b e d H o u s e 4 2 5 , 0 0 0 3 ,602 3 4 0 , 0 0 0 2 ,881 4 0 3 , 7 5 0 3 ,422 0

5 b e d H o u s e 0

1 b e d F la t 0

2 b e d F la t 0

1 ,625 ,000

G R O S S D E V E L O P M E N T V A L U E

A f f o r d a b l e R e n t G D V - ( pa r t h o u s e s d u e to % m i x )

1 b e d H o u s e 1.3 @ 1 3 3 , 0 0 0 1 7 7 , 4 2 2

2 b e d H o u s e 2.0 @ 1 5 0 , 5 0 0 3 0 1 , 1 5 1

3 b e d H o u s e 1.3 @ 2 1 0 , 0 0 0 2 8 0 , 1 4 0

4 b e d H o u s e 0.0 @ 2 9 7 , 5 0 0 -

5 b e d H o u s e 0.0 @ 0 -

1 b e d F la t 0.0 @ 0 -

2 b e d F la t 0.0 @ 0 -

4.7 7 5 8 , 7 1 3

L C H O G D V -

1 b e d H o u s e 0.7 @ 1 1 4 , 4 0 0 7 6 , 1 9 0

2 b e d H o u s e 1.0 @ 1 2 9 , 0 0 0 1 2 8 , 8 7 1

3 b e d H o u s e 0.7 @ 1 8 0 , 0 0 0 1 1 9 , 8 8 0

4 b e d H o u s e 0.0 @ 2 5 5 , 0 0 0 -

5 b e d H o u s e 0.0 @ 0 -

1 b e d F la t 0.0 @ 0 -

2 b e d F la t 0.0 @ 0 -

2.3 3 2 4 , 9 4 1

Loca l C o n n e c t i o n "Mtk" G D V -

1 b e d H o u s e 0.0 @ 1 5 2 , 0 0 0 -

2 b e d H o u s e 0.0 @ 1 7 2 , 0 0 0 -

3 b e d H o u s e 0.0 @ 2 4 0 , 0 0 0 -

4 b e d H o u s e 0.0 @ 3 4 0 , 0 0 0 -

5 b e d H o u s e 0.0 @ 0 -

1 b e d F la t 0.0 @ 0 -

2 b e d F la t 0.0 @ 0 -

0.0 -

Principal R e s i d e n c e "Mkt" G D V -

1 b e d H o u s e 0.0 @ 1 8 0 , 5 0 0 -

2 b e d H o u s e 0.0 @ 2 0 4 , 2 5 0 -

3 b e d H o u s e 0.0 @ 2 8 5 , 0 0 0 -

4 b e d H o u s e 0.0 @ 4 0 3 , 7 5 0 -

5 b e d H o u s e 0.0 @ 0 -

1 b e d F la t 0.0 @ 0 -

2 b e d F la t 0.0 @ 0 -

0.0 -

Sub- to ta l G D V R e s i d e n t i a l 7.0 1 ,083 ,654

A H o n - s i t e c o s t a n a l y s i s : £ M V l e s s £ G D V 5 4 1 , 3 4 6

1 ,051 £ p s m (total GIA s q m ) 7 7 , 3 3 5 £ p e r uni t (total un i t s )

A H G r a n t 7 @ -

Tota l G D V 1 ,083 ,654

D E V E L O P M E N T C O S T S

Initial P a y m e n t s -

P lann ing App l i ca t ion P r o f e s s i o n a l F e e s , S u r v e y s a n d r e p o r t s ( 1 1 , 0 0 0 )

Statutory P lann ing F e e s ( R e s i d e n t i a l ) ( 2 , 6 9 5 )

C I L ( M a r k e t un i t s o n l y ) 0 s q m 0 .00 £ p s m -

C I L a n a l y s i s : 0 . 00% % of G D V 0 £ p e r uni t (total un i t s )

Site Spec i f i c S 1 0 6 Con t r i bu t i ons 7 un i t s @ 1 ,000 p e r un i t ( 7 , 0 0 0 )

S 1 0 6 a n a l y s i s : 0 . 65% % of G D V

A H C o m m u t e d Sum 5 1 5 s q m (total) 0 £ p s m -

C o m m . S u m a n a l y s i s : 0 . 00% % of G D V

C o n s t r u c t i o n C o s t s -

Site C l e a r a n c e a n d Demol i t ion 0 .86 a c r e s @ 1 0 0 , 0 0 0 £ p e r a c r e (if b r o w n f i e l d ) ( 8 6 , 4 8 5 )

1 b e d H o u s e 1 2 0 s q m @ 1,500 p s m ( 1 8 0 , 0 0 0 )

2 b e d H o u s e 2 2 5 s q m @ 1,500 p s m ( 3 3 7 , 5 0 0 )

3 b e d H o u s e 1 7 0 s q m @ 1,500 p s m ( 2 5 5 , 0 0 0 )

4 b e d H o u s e - s q m @ 1,500 p s m -

5 b e d H o u s e - s q m @ 1,500 p s m -

1 b e d F la t - s q m @ 1,500 p s m -

2 b e d F la t 5 1 5 - s q m @ 1,500 p s m -

R e n e w a b l e s 7 @ 0 £ p e r un i t -

Ex te rna l w o r k s ( o n plot) 7 7 2 , 5 0 0 @ 1 5 . 0 0 % ( 1 1 5 , 8 7 5 )

1 6 , 5 5 4 £ p e r un i t

Site w i d e c o s t s 7 7 2 , 5 0 0 @ 2 0 . 0 0 % ( 1 5 4 , 5 0 0 )

2 2 , 0 7 1 £ p e r un i t

C o n t i n g e n c y 7 7 2 , 5 0 0 @ 3.00% ( 2 3 , 1 7 5 )

Profess ional F e e s 7 7 2 , 5 0 0 @ 6.50% ( 5 0 , 2 1 3 )

Disposa l C o s t s -

R e s i d e n t i a l S a l e s Agen t C o s t s - O M S @ 1.00% -

R e s i d e n t i a l S a l e s L e g a l C o s t s - O M S @ 0.50% -

M a r k e t i n g a n d P romot ion - O M S @ 3.00% -

I n t e r e s t ( o n D e v e l o p m e n t C o s t s ) - 6 .25% APR 0 . 5 0 6 % p c m ( 1 , 1 2 8 , 4 6 4 )

D e v e l o p e r s Profi t -

M a r g i n o n A H 1 ,083 ,654 6 .00% o n A H v a l u e s ( 6 5 , 0 1 9 )

Profit o n " M a r k e t " uni ts 0 6 .00% -

Profit a n a l y s i s : 2 , 351 ,906 2 .76% o n c o s t s ( 6 5 , 0 1 9 )

1 ,083 ,654 6 .00% b l e n d e d ( 6 5 , 0 1 9 )

T O T A L C O S T S ( 2 , 4 1 6 , 9 2 6 )

R E S I D U A L L A N D V A L U E

R e s i d u a l L a n d Va lue ( g r o s s ) ( 1 , 3 3 3 , 2 7 2 )

S D L T - @ 5 .00% ( s l a b b e d ) 1 0 , 5 0 0

Acqu is i t i on Agen t fees - @ 1 .00% -

Acqu is i t i on L e g a l fees - @ 0 .50% -

In terest o n L a n d - @ 6 .25% -

R e s i d u a l L a n d Va lue ( 1 , 3 2 2 , 7 7 2 )

R L V a n a l y s i s : ( 1 8 8 , 9 6 7 ) £ p e r p l o t ( 3 , 7 7 9 , 3 4 8 ) £ p e r h a ( 1 , 5 2 9 , 4 8 1 ) £ p e r a c r e

B E N C H M A R K L A N D V A L U E

R e s i d e n t i a l D e n s i t y 20 .0 d p h

Site A r e a ( R e s i ) 0 .35 h a 0.86 a c r e s

D e n s i t y a n a l y s i s : 1 , 471 s q m / h a 6 ,410 sqft/ac

B e n c h m a r k L a n d Va lue 1 0 , 0 0 0 £ p e r plot 2 0 0 , 0 0 0 £ p e r h a 8 0 , 9 3 9 £ p e r a c r e 7 0 , 0 0 0

B A L A N C E

Surp lus / (De f i c i t ) ( 1 9 8 , 9 6 7 ) £ p e r plot ( 3 , 9 7 9 , 3 4 8 ) £ p e r h a ( 1 , 6 1 0 , 4 2 0 ) £ p e r a c r e ( 1 , 3 9 2 , 7 7 2 )

SENSITIVITY A N A L Y S I S

A H - % o n site 1 0 0 %

B a l a n c e ( R L V - BLV) ( 1 , 3 9 2 , 7 7 2 ) 1 0 % 2 5 % 4 0 % 5 5 % 7 0 % 8 5 % 1 0 0 %

8 0 % ( 1 , 4 5 0 , 7 6 1 ) ( 1 , 4 4 1 , 0 9 6 ) ( 1 , 4 3 1 , 4 3 1 ) ( 1 , 4 2 1 , 7 6 6 ) ( 1 , 4 1 2 , 1 0 1 ) ( 1 , 4 0 2 , 4 3 7 ) ( 1 , 3 9 2 , 7 7 2 )

8 5 % ( 1 , 1 1 4 , 9 6 8 ) ( 1 , 1 6 1 , 2 6 9 ) ( 1 , 2 0 7 , 5 7 0 ) ( 1 , 2 5 3 , 8 7 0 ) ( 1 , 3 0 0 , 1 7 1 ) ( 1 , 3 4 6 , 4 7 1 ) ( 1 , 3 9 2 , 7 7 2 )

9 0 % ( 7 7 9 , 1 7 6 ) ( 8 8 1 , 4 4 2 ) ( 9 8 3 , 7 0 8 ) ( 1 , 0 8 5 , 9 7 4 ) ( 1 , 1 8 8 , 2 4 0 ) ( 1 , 2 9 0 , 5 0 6 ) ( 1 , 3 9 2 , 7 7 2 )

9 5 % ( 4 4 3 , 3 8 4 ) ( 6 0 1 , 6 1 5 ) ( 7 5 9 , 8 4 6 ) ( 9 1 8 , 0 7 8 ) ( 1 , 0 7 6 , 3 0 9 ) ( 1 , 2 3 4 , 5 4 0 ) ( 1 , 3 9 2 , 7 7 2 )

1 0 0 % ( 1 3 6 , 5 6 4 ) ( 3 2 1 , 7 8 8 ) ( 5 3 5 , 9 8 5 ) ( 7 5 0 , 1 8 2 ) ( 9 6 4 , 3 7 8 ) ( 1 , 1 7 8 , 5 7 5 ) ( 1 , 3 9 2 , 7 7 2 )

1 0 5 % ( 7 9 , 4 5 1 ) ( 1 2 4 , 9 0 0 ) ( 3 1 2 , 1 2 3 ) ( 5 8 2 , 2 8 5 ) ( 8 5 2 , 4 4 7 ) ( 1 , 1 2 2 , 6 1 0 ) ( 1 , 3 9 2 , 7 7 2 )

L o c a l O c c u p a n c y a n d 1 1 0 % ( 2 7 , 0 7 6 ) ( 7 7 , 3 0 6 ) ( 1 3 2 , 2 7 3 ) ( 4 1 4 , 3 8 9 ) ( 7 4 0 , 5 1 7 ) ( 1 , 0 6 6 , 6 4 4 ) ( 1 , 3 9 2 , 7 7 2 )

Pr inc ipa l R e s i d e n c y Va lues 1 1 5 % 2 2 , 7 5 5 ( 3 3 , 5 1 0 ) ( 9 4 , 1 9 8 ) ( 2 4 6 , 4 9 3 ) ( 6 2 8 , 5 8 6 ) ( 1 , 0 1 0 , 6 7 9 ) ( 1 , 3 9 2 , 7 7 2 )

1 0 0 % 1 2 0 % 7 2 , 5 8 6 8 ,016 ( 5 6 , 5 5 4 ) ( 1 3 0 , 1 2 8 ) ( 5 1 6 , 6 5 5 ) ( 9 5 4 , 7 1 3 ) ( 1 , 3 9 2 , 7 7 2 )

( % f rom b a s e a s s u m p t i o n ) 1 2 5 % 1 2 2 , 4 1 6 4 9 , 5 4 2 ( 2 3 , 3 3 3 ) ( 1 0 1 , 5 7 2 ) ( 4 0 4 , 7 2 4 ) ( 8 9 8 , 7 4 8 ) ( 1 , 3 9 2 , 7 7 2 )

1 3 0 % 1 7 2 , 2 4 7 9 1 , 0 6 8 9 ,888 ( 7 3 , 0 1 5 ) ( 2 9 2 , 7 9 3 ) ( 8 4 2 , 7 8 3 ) ( 1 , 3 9 2 , 7 7 2 )

1 3 5 % 2 2 2 , 0 7 8 1 3 2 , 5 9 3 4 3 , 1 0 8 ( 4 6 , 3 7 7 ) ( 1 8 0 , 8 6 9 ) ( 7 8 6 , 8 1 7 ) ( 1 , 3 9 2 , 7 7 2 )

1 4 0 % 2 7 1 , 9 0 9 1 7 4 , 1 1 9 7 6 , 3 2 9 ( 2 1 , 4 6 1 ) ( 1 2 7 , 9 8 3 ) ( 7 3 0 , 8 5 2 ) ( 1 , 3 9 2 , 7 7 2 )

1 4 5 % 3 2 1 , 7 4 0 2 1 5 , 6 4 5 1 0 9 , 5 4 9 3 ,454 ( 1 0 8 , 9 4 5 ) ( 6 7 4 , 8 8 6 ) ( 1 , 3 9 2 , 7 7 2 )

1 5 0 % 3 7 1 , 5 7 1 2 5 7 , 1 7 1 1 4 2 , 7 7 0 2 8 , 3 7 0 ( 8 9 , 9 0 8 ) ( 6 1 8 , 9 2 1 ) ( 1 , 3 9 2 , 7 7 2 )

1 5 5 % 4 2 1 , 4 0 2 2 9 8 , 6 9 6 1 7 5 , 9 9 1 5 3 , 2 8 5 ( 7 0 , 8 7 0 ) ( 5 6 2 , 9 5 6 ) ( 1 , 3 9 2 , 7 7 2 )

1 6 0 % 4 7 1 , 2 3 3 3 4 0 , 2 2 2 2 0 9 , 2 1 1 7 8 , 2 0 1 ( 5 2 , 8 1 0 ) ( 5 0 6 , 9 9 0 ) ( 1 , 3 9 2 , 7 7 2 )

1 6 5 % 5 2 1 , 0 6 4 3 8 1 , 7 4 8 2 4 2 , 4 3 2 1 0 3 , 1 1 6 ( 3 6 , 2 0 0 ) ( 4 5 1 , 0 2 5 ) ( 1 , 3 9 2 , 7 7 2 )

1 7 0 % 5 7 0 , 8 9 5 4 2 3 , 2 7 4 2 7 5 , 6 5 2 1 2 8 , 0 3 1 ( 1 9 , 5 9 0 ) ( 3 9 5 , 0 5 9 ) ( 1 , 3 9 2 , 7 7 2 )

1 7 5 % 6 2 0 , 7 2 5 4 6 4 , 7 9 9 3 0 8 , 8 7 3 1 5 2 , 9 4 7 ( 2 , 9 7 9 ) ( 3 3 9 , 0 9 4 ) ( 1 , 3 9 2 , 7 7 2 )

1 8 0 % 6 7 0 , 5 5 6 5 0 6 , 3 2 5 3 4 2 , 0 9 4 1 7 7 , 8 6 2 1 3 , 6 3 1 ( 2 8 3 , 1 2 9 ) ( 1 , 3 9 2 , 7 7 2 )

A H - % o n site 1 0 0 %

B a l a n c e ( R L V - BLV) ( 1 , 3 9 2 , 7 7 2 ) 1 0 % 2 5 % 4 0 % 5 5 % 7 0 % 8 5 % 1 0 0 %

8 0 % 8 2 , 4 2 4 5 1 , 0 7 5 1 9 , 7 2 6 ( 1 1 , 6 2 3 ) ( 4 2 , 9 7 2 ) ( 7 6 , 4 8 7 ) ( 1 1 2 , 5 3 9 )

8 5 % 3 0 , 1 3 3 ( 1 , 2 1 6 ) ( 3 2 , 5 6 5 ) ( 6 4 , 5 5 9 ) ( 1 0 0 , 4 8 9 ) ( 1 7 6 , 8 1 3 ) ( 3 9 1 , 0 1 0 )

9 0 % ( 2 2 , 1 5 7 ) ( 5 3 , 5 0 6 ) ( 8 8 , 5 6 0 ) ( 1 2 4 , 4 9 0 ) ( 2 9 6 , 5 3 7 ) ( 5 1 0 , 7 3 4 ) ( 7 2 4 , 9 3 1 )

9 5 % ( 7 6 , 6 3 2 ) ( 1 1 2 , 5 6 2 ) ( 2 0 2 , 0 6 9 ) ( 4 1 6 , 2 6 1 ) ( 6 3 0 , 4 5 8 ) ( 8 4 4 , 6 5 4 ) ( 1 , 0 5 8 , 8 5 1 )

1 0 0 % ( 1 3 6 , 5 6 4 ) ( 3 2 1 , 7 8 8 ) ( 5 3 5 , 9 8 5 ) ( 7 5 0 , 1 8 2 ) ( 9 6 4 , 3 7 8 ) ( 1 , 1 7 8 , 5 7 5 ) ( 1 , 3 9 2 , 7 7 2 )

Uni t Bui ld R a t e s 1 0 5 % ( 4 4 1 , 5 1 2 ) ( 6 5 5 , 7 0 9 ) ( 8 6 9 , 9 0 5 ) ( 1 , 0 8 4 , 1 0 2 ) ( 1 , 2 9 8 , 2 9 9 ) ( 1 , 5 1 2 , 4 9 6 ) ( 1 , 7 2 6 , 6 9 2 )

1 0 0 % 1 1 0 % ( 7 7 5 , 4 3 2 ) ( 9 8 9 , 6 2 9 ) ( 1 , 2 0 3 , 8 2 6 ) ( 1 , 4 1 8 , 0 2 3 ) ( 1 , 6 3 2 , 2 1 9 ) ( 1 , 8 4 6 , 4 1 6 ) ( 2 , 0 6 0 , 6 1 3 )

( % f rom b a s e a s s u m p t i o n ) 1 1 5 % ( 1 , 1 0 9 , 3 5 3 ) ( 1 , 3 2 3 , 5 5 0 ) ( 1 , 5 3 7 , 7 4 7 ) ( 1 , 7 5 1 , 9 4 3 ) ( 1 , 9 6 6 , 1 4 0 ) ( 2 , 1 8 0 , 3 3 7 ) ( 2 , 3 9 4 , 5 3 4 )

1 2 0 % ( 1 , 4 4 3 , 2 7 4 ) ( 1 , 6 5 7 , 4 7 0 ) ( 1 , 8 7 1 , 6 6 7 ) ( 2 , 0 8 5 , 8 6 4 ) ( 2 , 3 0 0 , 0 6 1 ) ( 2 , 5 1 4 , 2 5 7 ) ( 2 , 7 2 8 , 4 5 4 )

1 2 5 % ( 1 , 7 7 7 , 1 9 4 ) ( 1 , 9 9 1 , 3 9 1 ) ( 2 , 2 0 5 , 5 8 8 ) ( 2 , 4 1 9 , 7 8 5 ) ( 2 , 6 3 3 , 9 8 1 ) ( 2 , 8 4 8 , 1 7 8 ) ( 3 , 0 6 2 , 3 7 5 )

1 3 0 % ( 2 , 1 1 1 , 1 1 5 ) ( 2 , 3 2 5 , 3 1 2 ) ( 2 , 5 3 9 , 5 0 8 ) ( 2 , 7 5 3 , 7 0 5 ) ( 2 , 9 6 7 , 9 0 2 ) ( 3 , 1 8 2 , 0 9 9 ) ( 3 , 3 9 6 , 2 9 5 )

1 3 5 % ( 2 , 4 4 5 , 0 3 6 ) ( 2 , 6 5 9 , 2 3 2 ) ( 2 , 8 7 3 , 4 2 9 ) ( 3 , 0 8 7 , 6 2 6 ) ( 3 , 3 0 1 , 8 2 3 ) ( 3 , 5 1 6 , 0 1 9 ) ( 3 , 7 3 0 , 2 1 6 )

1 4 0 % ( 2 , 7 7 8 , 9 5 6 ) ( 2 , 9 9 3 , 1 5 3 ) ( 3 , 2 0 7 , 3 5 0 ) ( 3 , 4 2 1 , 5 4 6 ) ( 3 , 6 3 5 , 7 4 3 ) ( 3 , 8 4 9 , 9 4 0 ) ( 4 , 0 6 4 , 1 3 7 )

1 4 5 % ( 3 , 1 1 2 , 8 7 7 ) ( 3 , 3 2 7 , 0 7 4 ) ( 3 , 5 4 1 , 2 7 0 ) ( 3 , 7 5 5 , 4 6 7 ) ( 3 , 9 6 9 , 6 6 4 ) ( 4 , 1 8 3 , 8 6 1 ) ( 4 , 3 9 8 , 0 5 7 )

1 5 0 % ( 3 , 4 4 6 , 7 9 7 ) ( 3 , 6 6 0 , 9 9 4 ) ( 3 , 8 7 5 , 1 9 1 ) ( 4 , 0 8 9 , 3 8 8 ) ( 4 , 3 0 3 , 5 8 4 ) ( 4 , 5 1 7 , 7 8 1 ) ( 4 , 7 3 1 , 9 7 8 )

1 5 5 % ( 3 , 7 8 0 , 7 1 8 ) ( 3 , 9 9 4 , 9 1 5 ) ( 4 , 2 0 9 , 1 1 2 ) ( 4 , 4 2 3 , 3 0 8 ) ( 4 , 6 3 7 , 5 0 5 ) ( 4 , 8 5 1 , 7 0 2 ) ( 5 , 0 6 5 , 8 9 9 )

1 6 0 % ( 4 , 1 1 4 , 6 3 9 ) ( 4 , 3 2 8 , 8 3 5 ) ( 4 , 5 4 3 , 0 3 2 ) ( 4 , 7 5 7 , 2 2 9 ) ( 4 , 9 7 1 , 4 2 6 ) ( 5 , 1 8 5 , 6 2 2 ) ( 5 , 3 9 9 , 8 1 9 )

1 6 5 % ( 4 , 4 4 8 , 5 5 9 ) ( 4 , 6 6 2 , 7 5 6 ) ( 4 , 8 7 6 , 9 5 3 ) ( 5 , 0 9 1 , 1 4 9 ) ( 5 , 3 0 5 , 3 4 6 ) ( 5 , 5 1 9 , 5 4 3 ) ( 5 , 7 3 3 , 7 4 0 )

1 7 0 % ( 4 , 7 8 2 , 4 8 0 ) ( 4 , 9 9 6 , 6 7 7 ) ( 5 , 2 1 0 , 8 7 3 ) ( 5 , 4 2 5 , 0 7 0 ) ( 5 , 6 3 9 , 2 6 7 ) ( 5 , 8 5 3 , 4 6 4 ) ( 6 , 0 6 7 , 6 6 0 )

1 7 5 % ( 5 , 1 1 6 , 4 0 0 ) ( 5 , 3 3 0 , 5 9 7 ) ( 5 , 5 4 4 , 7 9 4 ) ( 5 , 7 5 8 , 9 9 1 ) ( 5 , 9 7 3 , 1 8 7 ) ( 6 , 1 8 7 , 3 8 4 ) ( 6 , 4 0 1 , 5 8 1 )

1 8 0 % ( 5 , 4 5 0 , 3 2 1 ) ( 5 , 6 6 4 , 5 1 8 ) ( 5 , 8 7 8 , 7 1 5 ) ( 6 , 0 9 2 , 9 1 1 ) ( 6 , 3 0 7 , 1 0 8 ) ( 6 , 5 2 1 , 3 0 5 ) ( 6 , 7 3 5 , 5 0 2 )

A H - % o n site 1 0 0 %

B a l a n c e ( R L V - BLV) ( 1 , 3 9 2 , 7 7 2 ) 1 0 % 2 5 % 4 0 % 5 5 % 7 0 % 8 5 % 1 0 0 %

1.0% ( 7 2 , 5 7 9 ) ( 2 6 8 , 4 6 8 ) ( 4 9 3 , 3 2 9 ) ( 7 1 8 , 1 8 9 ) ( 9 4 3 , 0 5 0 ) ( 1 , 1 6 7 , 9 1 1 ) ( 1 , 3 9 2 , 7 7 2 )

2 .0% ( 8 5 , 3 7 6 ) ( 2 7 9 , 1 3 2 ) ( 5 0 1 , 8 6 0 ) ( 7 2 4 , 5 8 8 ) ( 9 4 7 , 3 1 6 ) ( 1 , 1 7 0 , 0 4 4 ) ( 1 , 3 9 2 , 7 7 2 )

3 .0% ( 9 8 , 1 7 3 ) ( 2 8 9 , 7 9 6 ) ( 5 1 0 , 3 9 1 ) ( 7 3 0 , 9 8 6 ) ( 9 5 1 , 5 8 1 ) ( 1 , 1 7 2 , 1 7 7 ) ( 1 , 3 9 2 , 7 7 2 )

4 .0% ( 1 1 0 , 9 7 0 ) ( 3 0 0 , 4 6 0 ) ( 5 1 8 , 9 2 2 ) ( 7 3 7 , 3 8 5 ) ( 9 5 5 , 8 4 7 ) ( 1 , 1 7 4 , 3 0 9 ) ( 1 , 3 9 2 , 7 7 2 )

Profit o n " M a r k e t " uni ts 5 .0% ( 1 2 3 , 7 6 7 ) ( 3 1 1 , 1 2 4 ) ( 5 2 7 , 4 5 4 ) ( 7 4 3 , 7 8 3 ) ( 9 6 0 , 1 1 3 ) ( 1 , 1 7 6 , 4 4 2 ) ( 1 , 3 9 2 , 7 7 2 )

6 .00% 6.0% ( 1 3 6 , 5 6 4 ) ( 3 2 1 , 7 8 8 ) ( 5 3 5 , 9 8 5 ) ( 7 5 0 , 1 8 2 ) ( 9 6 4 , 3 7 8 ) ( 1 , 1 7 8 , 5 7 5 ) ( 1 , 3 9 2 , 7 7 2 )

( % profi t) 7 .0% ( 1 4 9 , 3 6 1 ) ( 3 3 2 , 4 5 2 ) ( 5 4 4 , 5 1 6 ) ( 7 5 6 , 5 8 0 ) ( 9 6 8 , 6 4 4 ) ( 1 , 1 8 0 , 7 0 8 ) ( 1 , 3 9 2 , 7 7 2 )

8 .0% ( 1 6 2 , 1 5 7 ) ( 3 4 3 , 1 1 6 ) ( 5 5 3 , 0 4 7 ) ( 7 6 2 , 9 7 8 ) ( 9 7 2 , 9 1 0 ) ( 1 , 1 8 2 , 8 4 1 ) ( 1 , 3 9 2 , 7 7 2 )

9 .0% ( 1 7 4 , 9 5 4 ) ( 3 5 3 , 7 8 0 ) ( 5 6 1 , 5 7 9 ) ( 7 6 9 , 3 7 7 ) ( 9 7 7 , 1 7 5 ) ( 1 , 1 8 4 , 9 7 3 ) ( 1 , 3 9 2 , 7 7 2 )

10 .0% ( 1 8 7 , 7 5 1 ) ( 3 6 4 , 4 4 4 ) ( 5 7 0 , 1 1 0 ) ( 7 7 5 , 7 7 5 ) ( 9 8 1 , 4 4 1 ) ( 1 , 1 8 7 , 1 0 6 ) ( 1 , 3 9 2 , 7 7 2 )

11 .0% ( 2 0 0 , 5 4 8 ) ( 3 7 5 , 1 0 8 ) ( 5 7 8 , 6 4 1 ) ( 7 8 2 , 1 7 4 ) ( 9 8 5 , 7 0 6 ) ( 1 , 1 8 9 , 2 3 9 ) ( 1 , 3 9 2 , 7 7 2 )

12 .0% ( 2 1 3 , 3 4 5 ) ( 3 8 5 , 7 7 2 ) ( 5 8 7 , 1 7 2 ) ( 7 8 8 , 5 7 2 ) ( 9 8 9 , 9 7 2 ) ( 1 , 1 9 1 , 3 7 2 ) ( 1 , 3 9 2 , 7 7 2 )

13 .0% ( 2 2 6 , 1 4 2 ) ( 3 9 6 , 4 3 6 ) ( 5 9 5 , 7 0 4 ) ( 7 9 4 , 9 7 1 ) ( 9 9 4 , 2 3 8 ) ( 1 , 1 9 3 , 5 0 5 ) ( 1 , 3 9 2 , 7 7 2 )

14 .0% ( 2 3 8 , 9 3 9 ) ( 4 0 7 , 1 0 1 ) ( 6 0 4 , 2 3 5 ) ( 8 0 1 , 3 6 9 ) ( 9 9 8 , 5 0 3 ) ( 1 , 1 9 5 , 6 3 8 ) ( 1 , 3 9 2 , 7 7 2 )

15 .0% ( 2 5 1 , 7 3 6 ) ( 4 1 7 , 7 6 5 ) ( 6 1 2 , 7 6 6 ) ( 8 0 7 , 7 6 7 ) ( 1 , 0 0 2 , 7 6 9 ) ( 1 , 1 9 7 , 7 7 0 ) ( 1 , 3 9 2 , 7 7 2 )

16 .0% ( 2 6 4 , 5 3 2 ) ( 4 2 8 , 4 2 9 ) ( 6 2 1 , 2 9 7 ) ( 8 1 4 , 1 6 6 ) ( 1 , 0 0 7 , 0 3 5 ) ( 1 , 1 9 9 , 9 0 3 ) ( 1 , 3 9 2 , 7 7 2 )

17 .0% ( 2 7 7 , 3 2 9 ) ( 4 3 9 , 0 9 3 ) ( 6 2 9 , 8 2 9 ) ( 8 2 0 , 5 6 4 ) ( 1 , 0 1 1 , 3 0 0 ) ( 1 , 2 0 2 , 0 3 6 ) ( 1 , 3 9 2 , 7 7 2 )

18 .0% ( 2 9 0 , 1 2 6 ) ( 4 4 9 , 7 5 7 ) ( 6 3 8 , 3 6 0 ) ( 8 2 6 , 9 6 3 ) ( 1 , 0 1 5 , 5 6 6 ) ( 1 , 2 0 4 , 1 6 9 ) ( 1 , 3 9 2 , 7 7 2 )

19 .0% ( 3 0 2 , 9 2 3 ) ( 4 6 0 , 4 2 1 ) ( 6 4 6 , 8 9 1 ) ( 8 3 3 , 3 6 1 ) ( 1 , 0 1 9 , 8 3 1 ) ( 1 , 2 0 6 , 3 0 2 ) ( 1 , 3 9 2 , 7 7 2 )

20 .0% ( 3 1 5 , 7 2 0 ) ( 4 7 1 , 0 8 5 ) ( 6 5 5 , 4 2 2 ) ( 8 3 9 , 7 6 0 ) ( 1 , 0 2 4 , 0 9 7 ) ( 1 , 2 0 8 , 4 3 4 ) ( 1 , 3 9 2 , 7 7 2 )

N O T E S

C e l l s h igh l i gh ted in y e l l o w a r e input ce l l s

C e l l s h igh l i gh ted in g r e e n a r e sens i t i v i t y input ce l l s

F i g u r e s in b r a c k e t s , t h u s (00 ,000 .00 ) , a r e n e g a t i v e v a l u e s / c o s t s

KPI's for R e p o r t S u m m a r y T a b l e - [ no te that th is tab le i s c o m b i n e d wi th o t h e r s im i la r S c h e m e T y p o l o g i e s a s a s u m m a r y tab le to r e a d a c r o s s s im i la r t y p o l o g i e s ]

[ p l e a s e c h e c k that i s c a p t u r e s the r e q u i r e d KPI's that y o u w o u l d l i ke c a r r i e d f o r w a r d a n d p r e s e n t e d in the s u m m a r y tab le ]

S c h e m e R e f : G

N o U n i t s : 7

L o c a t i o n / Va lue Z o n e : N P - w i d e

D e v e l o p m e n t S c e n a r i o : Brownf ie ld

N o t e s : 0

A H % 1 0 0 %

Af fordab le R e n t : 6 7 %

L C H O ( In t /Sub-Marke t e tc . ) : 3 3 %

G D V A H ( £ ) 1 ,083 ,654

" M a r k e t H o u s i n g " % 0 %

L o c a l C o n n e c t i o n h o u s i n g : 5 0 %

Pr inc ipa l R e s i d e n c y h o u s i n g : 5 0 %

G D V " M a r k e t H o u s i n g " ( £ ) -

Tota l G D V ( £ ) ( e x c l u d i n g G r a n t ) 1 ,083 ,654

A H G r a n t ( £ ) -

A H G r a n t (£/uni t ) -

Tota l G D V ( £ ) ( i n c l u d i n g G r a n t ) 1 ,083 ,654

Site Spec i f i c S 1 0 6 ( £ ) 7 ,000

Site Spec i f i c S 1 0 6 (£/uni t ) 1 , 000

Total D e v e l o p e r s Profit ( £ ) 6 5 , 0 1 9

D e v e l o p e r s Profit ( % o n "Mk t " G D V ) 6 .00%

D e v e l o p e r s Profit ( % o n A H G D V ) 6 .00%

D e v e l o p e r s Profit ( % b l e n d e d ) 6 .00%

D e v e l o p e r s Profit ( % o n c o s t s ) 2 .76%

R L V ( £ ne t ) ( 1 , 3 2 2 , 7 7 2 )

R L V ( £ / a c r e ) ( 1 , 5 2 9 , 4 8 1 )

R L V ( £ / h a ) ( 3 , 7 7 9 , 3 4 8 )

R L V (£/plot) ( 1 8 8 , 9 6 7 )

B e n c h m a r k L a n d Value ( B L V ) :

BLV ( £ ne t ) 7 0 , 0 0 0

BLV ( £ / a c r e ) 8 0 , 9 3 9

BLV ( £ / h a ) 2 0 0 , 0 0 0

BLV (£/plot) 1 0 , 0 0 0

B a l a n c e f o r Plan V A :

Surp lus /Def ic i t ( 1 , 3 9 2 , 7 7 2 )

Surp lus /Def ic i t ( £ / a c r e ) ( 1 , 6 1 0 , 4 2 0 )

Surp lus /Def ic i t ( £ / h a ) ( 3 , 9 7 9 , 3 4 8 )

Surp lus /Def ic i t (£/p lot) ( 1 9 8 , 9 6 7 )

P lan Viabi l i ty c o m m e n t s Viable

Viable if R L V > BLV Note , that t h e y wil l al l b e v i a b l e w i th g r a n t

M a r g i n a l if R L V < BLV, bu t R L V i s pos i t i ve

N o t Viable if R L V < BLV, a n d R L V i s n e g a t i v e

/24Printed: 29/04/2019 14:02S:\_Client Projects\1810 Local Plan Viability Assessment_NNPA\_Appraisals\190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2\Scheme G© Copyright Aspinall Verdi Limited


Scheme Ref: HNo Units: 10 Location / Value Zone: NP-wide Development Scenario: BrownfieldNotes:





100%





AH units GIA Mkt Units GIA Total GIA (all units)Total Gross Floor areas - (sqm) (sqft) (sqm) (sqft) (sqm) (sqft)1 bed House 120 1,292 0 0 120 1,2922 bed House 225 2,422 0 0 225 2,4223 bed House 255 2,745 0 0 255 2,7454 bed House 236 2,540 0 0 236 2,5405 bed House 0 0 0 0 0 01 bed Flat 0 0 0 0 0 02 bed Flat 0 0 0 0 0 0

836 8,999 0 0 836 8,999AH % by floor area analysis: 100.00% AH % by floor area due to mix


20% 5%"Market" Sales values (£) - £ OMS (per unit) £psm £ Local Connection £psm £ Principal Res £psm total OMV £ (no AH)1 bed House 190,000 3,167 152,000 2,533 180,500 3,008 380,0002 bed House 215,000 2,867 172,000 2,293 204,250 2,723 645,0003 bed House 300,000 3,529 240,000 2,824 285,000 3,353 900,0004 bed House 425,000 3,602 340,000 2,881 403,750 3,422 850,0005 bed House 01 bed Flat 02 bed Flat 0

2,775,000

/24Printed: 29/04/2019 14:02S:\_Client Projects\1810 Local Plan Viability Assessment_NNPA\_Appraisals\190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2\Scheme H© Copyright Aspinall Verdi Limited



GROSS DEVELOPMENT VALUEAffordable Rent GDV - (part houses due to % mix)1 bed House 1.2 @ 133,000 159,6002 bed House 1.8 @ 150,500 270,9003 bed House 1.8 @ 210,000 378,0004 bed House 1.2 @ 297,500 357,0005 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

6.0 1,165,500LCHO GDV - 1 bed House 0.8 @ 114,400 91,5202 bed House 1.2 @ 129,000 154,8003 bed House 1.2 @ 180,000 216,0004 bed House 0.8 @ 255,000 204,0005 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

4.0 666,320

Local Connection "Mtk" GDV -1 bed House 0.0 @ 152,000 -2 bed House 0.0 @ 172,000 -3 bed House 0.0 @ 240,000 -4 bed House 0.0 @ 340,000 -5 bed House 0.0 @ 0 -1 bed Flat 0.0 @ 0 -2 bed Flat 0.0 @ 0 -

0.0 -


0.0 -

Sub-total GDV Residential 10.0 1,831,820AH on-site cost analysis: £MV less £GDV 943,180


AH Grant 10 @ -

Total GDV 1,831,820




DEVELOPMENT COSTS

Initial Payments -Planning Application Professional Fees, Surveys and reports (15,000)Statutory Planning Fees (Residential) (3,850)CIL (Market units only) 0 sqm 0.00 £ psm -




1 bed House 120 sqm @ 1,500 psm (180,000)2 bed House 225 sqm @ 1,500 psm (337,500)3 bed House 255 sqm @ 1,500 psm (382,500)4 bed House 236 sqm @ 1,500 psm (354,000)5 bed House - sqm @ 1,500 psm -1 bed Flat - sqm @ 1,500 psm -2 bed Flat 836 - sqm @ 1,500 psm -


External works (on plot) 1,254,000 @ 15.00% (188,100)18,810 £per unit

Site wide costs 1,254,000 @ 20.00% (250,800)25,080 £per unit

Contingency 1,254,000 @ 3.00% (37,620)

Professional Fees 1,254,000 @ 6.50% (81,510)


Interest (on Development Costs) - 6.25% APR 0.506% pcm (1,597,679)

Developers Profit -Margin on AH 1,831,820 6.00% on AH values (109,909)Profit on "Market" units 0 6.00% -

Profit analysis: 3,562,109 3.09% on costs (109,909)1,831,820 6.00% blended (109,909)

TOTAL COSTS (3,672,018)




RESIDUAL LAND VALUEResidual Land Value (gross) (1,840,198)SDLT - @ 5.00% (slabbed) 10,500Acquisition Agent fees - @ 1.00% -Acquisition Legal fees - @ 0.50% -Interest on Land - @ 6.25% -Residual Land Value (1,829,698)




BALANCESurplus/(Deficit) (192,970) £ per plot (3,859,396) £ per ha (1,561,876) £ per acre (1,929,698)





AH - % on site 100%Balance (RLV - BLV) (1,929,698) 10% 25% 40% 55% 70% 85% 100%

80% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)85% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)90% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)95% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

100% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)105% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

Local Occupancy and 110% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)Principal Residency Values 115% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

100% 120% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)(% from base assumption) 125% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

130% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)135% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)140% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)145% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)150% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)155% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)160% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)165% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)170% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)175% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)180% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)


80% (942,945) (753,985) (565,025) (376,065) (187,105) (148,565) (126,851)85% (995,958) (886,517) (777,077) (667,636) (558,195) (448,754) (339,314)90% (1,048,971) (1,019,049) (989,128) (959,206) (929,285) (899,363) (869,442)95% (1,101,984) (1,151,581) (1,201,179) (1,250,777) (1,300,375) (1,349,972) (1,399,570)

100% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)Unit Build Rates 105% (1,208,009) (1,416,646) (1,625,282) (1,833,918) (2,042,554) (2,251,190) (2,459,826)

100% 110% (1,261,022) (1,549,178) (1,837,333) (2,125,488) (2,413,644) (2,701,799) (2,989,954)(% from base assumption) 115% (1,314,035) (1,681,710) (2,049,384) (2,417,059) (2,784,733) (3,152,408) (3,520,083)

120% (1,367,048) (1,814,242) (2,261,435) (2,708,629) (3,155,823) (3,603,017) (4,050,211)125% (1,420,061) (1,946,774) (2,473,487) (3,000,200) (3,526,913) (4,053,626) (4,580,339)130% (1,473,073) (2,079,306) (2,685,538) (3,291,770) (3,898,002) (4,504,235) (5,110,467)135% (1,526,086) (2,211,838) (2,897,589) (3,583,341) (4,269,092) (4,954,844) (5,640,595)140% (1,579,099) (2,344,370) (3,109,640) (3,874,911) (4,640,182) (5,405,453) (6,170,723)145% (1,632,112) (2,476,902) (3,321,692) (4,166,482) (5,011,272) (5,856,061) (6,700,851)150% (1,685,125) (2,609,434) (3,533,743) (4,458,052) (5,382,361) (6,306,670) (7,230,980)155% (1,738,137) (2,741,966) (3,745,794) (4,749,623) (5,753,451) (6,757,279) (7,761,108)160% (1,791,150) (2,874,498) (3,957,845) (5,041,193) (6,124,541) (7,207,888) (8,291,236)165% (1,844,163) (3,007,030) (4,169,897) (5,332,764) (6,495,630) (7,658,497) (8,821,364)170% (1,897,176) (3,139,562) (4,381,948) (5,624,334) (6,866,720) (8,109,106) (9,351,492)175% (1,950,189) (3,272,094) (4,593,999) (5,915,905) (7,237,810) (8,559,715) (9,881,620)180% (2,003,202) (3,404,626) (4,806,051) (6,207,475) (7,608,899) (9,010,324) (10,411,748)





1.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)2.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)3.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)4.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

Profit on "Market" units 5.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)6.00% 6.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

(% profit) 7.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)8.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)9.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)

10.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)11.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)12.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)13.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)14.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)15.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)16.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)17.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)18.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)19.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)20.0% (1,154,997) (1,284,113) (1,413,230) (1,542,347) (1,671,464) (1,800,581) (1,929,698)







Scheme Ref: H

No Units: 10




GDV AH (£) 1,831,820




Total GDV (£) (excluding Grant) 1,831,820

AH Grant (£) -


Total GDV (£) (including Grant) 1,831,820








RLV (£ net) (1,829,698)

RLV (£/acre) (1,480,937)

RLV (£/ha) (3,659,396)

RLV (£/plot) (182,970)


BLV (£ net) 100,000

BLV (£/acre) 80,939

BLV (£/ha) 200,000

BLV (£/plot) 10,000


Surplus/Deficit (1,929,698)









190415 NNPA Residential Appraisals_E - H_BROWNFIELD v2 - Summary Table

Scheme Ref: E F G H

No Units: 1 3 7 10

Location / Value Zone: NP-wide NP-wide NP-wide NP-wide

Development Scenario: Brownfield Brownfield Brownfield Brownfield

Notes: 0

AH % 100% 100% 100% 100%

Affordable Rent: 0% 67% 67% 60%

LCHO (Int/Sub-Market etc.): 100% 33% 33% 40%

GDV AH (£) £180,000 £486,691 £1,083,654 £1,831,820

"Market Housing" % 0% 0% 0% 0%

Local Connection housing: 50% 50% 50% 50%

Principal Residency housing: 50% 50% 50% 50%

GDV "Market Housing" (£) 0% 0% 0% 0%

Total GDV (£) (excluding Grant) £180,000 £486,691 £1,083,654 £1,831,820

AH Grant (£) £0 £0 £0 £0

AH Grant (£/unit) £0 £0 £0 £0

Total GDV (£) (including Grant) £180,000 £486,691 £1,083,654 £1,831,820

Site Specific S106 (£) £1,000 £3,000 £7,000 £10,000

Site Specific S106 (£/unit) £1,000 £1,000 £1,000 £1,000

Total Developers Profit (£) £10,800 £29,201 £65,019 £109,909

Developers Profit (% on "Mkt" GDV) 6.00% 6.00% 6.00% 6.00%

Developers Profit (% on AH GDV) 6.00% 6.00% 6.00% 6.00%

Developers Profit (% blended) 6.00% 6.00% 6.00% 6.00%

Developers Profit (% on costs) 3.33% 2.88% 2.76% 3.09%

RLV (£ net) -£145,057 -£545,457 -£1,322,772 -£1,829,698

RLV (£/acre) -£1,174,074 -£1,471,623 -£1,529,481 -£1,480,937

RLV (£/ha) -£2,901,136 -£3,636,381 -£3,779,348 -£3,659,396

RLV (£/plot) -£145,057 -£181,819 -£188,967 -£182,970


BLV (£ net) £10,000 £30,000 £70,000 £100,000

BLV (£/acre) £80,939 £80,939 £80,939 £80,939

BLV (£/ha) £200,000 £200,000 £200,000 £200,000

BLV (£/plot) £10,000 £10,000 £10,000 £10,000


Surplus/Deficit -£155,057 -£575,457 -£1,392,772 -£1,929,698

Surplus/Deficit (£/acre) -£1,255,013 -£1,552,562 -£1,610,420 -£1,561,876

Surplus/Deficit (£/ha) -£3,101,136 -£3,836,381 -£3,979,348 -£3,859,396

Surplus/Deficit (£/plot) -£155,057 -£191,819 -£198,967 -£192,970

Plan Viability comments Not Viable Not Viable Not Viable Not Viable

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