Local Plan Viability Study

Appendices

August 2013

Important Notice

HDH Planning & Development Ltd has prepared this report for the sole use of Stroud District Council in accordance with the instructions under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this report or any other services provided by us. This report may not be relied upon by any other party without the prior and express written agreement of HDH Planning & Development Ltd.

Some of the conclusions and recommendations contained in this report are based upon information provided by others (including the Council and consultees) and upon the assumption that all relevant information has been provided by those parties from whom it has been requested. Information obtained from third parties has not been independently verified by HDH Planning & Development Ltd, unless otherwise stated in the report. The conclusions and recommendations contained in this report are concerned with policy requirement, guidance and regulations which may be subject to change. They reflect a Chartered Surveyor’s perspective and do not reflect or constitute legal advice and the Council should seek appropriate legal advice before implementing the recommendations.

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

© This report is the copyright of HDH Planning & Development Ltd. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited

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

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Hou

se P

rices

28

27/08/20

13 8

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er/A

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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

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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

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se

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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

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kele

y 3

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0

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000

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heal

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k ne

w

hom

es

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tral

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are

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ud

2

0

0.

0 12

7,00

0

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st N

icho

lson

C

oach

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ouse

H

unts

gr

ove

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erw

ells

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ines

s pa

rk

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0 66

6 61

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13

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5

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4 M

iche

al T

uck

new

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mes

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embr

oke

plac

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ings

lane

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0

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0

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995

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heal

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k ne

w

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9 M

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0

0

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0

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al T

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mes

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quar

e S

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mes

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l S

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e S

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0

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000

M

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mes

C

entra

l S

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e S

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4

0

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000

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esle

y H

ill B

ussa

ge

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0

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5,00

0

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rest

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hols

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n H

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gr

ove

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rk

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0 66

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13

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5

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4

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st N

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lson

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e S

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ts

grov

e W

ater

wel

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ess

park

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0

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2,

214

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st N

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lson

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hits

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undr

ed

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e G

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r 4

0

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0

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197

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heal

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k ne

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e pl

ace

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ne

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5

C

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rove

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ater

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ark

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0

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3

0

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0

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ndre

ws

Est

ate

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ilion

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rd

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ud

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0

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0

Th

e P

avili

on

Stra

tford

R

d S

troud

3

0

0.

0

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000

Stro

ud D

istri

ct C

ounc

il –

Loca

l Pla

n V

iabi

lity

Stud

y Au

gust

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3

15

Th

e P

avili

on

3

0

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6,00

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Th

e P

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on

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0

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Per

ry B

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erry

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0

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erry

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rs

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R

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0

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The

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erty

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tre

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0

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0

180,

000

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Ben

nett

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0

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000

1,

895

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Ben

nett

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ld

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sley

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0

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189,

950

1,

999

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pton

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tern

atio

nal

Can

ton

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e P

ains

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k S

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0

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0

189,

999

Bar

ratt

Hom

es

Dov

e H

ill

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ey R

d S

tone

hous

e 3

0

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77.3

191,

995

2,

484

Bar

ratt

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es

5

0

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0.6

34

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Mic

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k

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ld

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se

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ke

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r

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ke

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0

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Mic

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Dav

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Dav

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Dav

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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

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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

30

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

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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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Year

2Ye

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Year

4Ye

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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

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INC

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CAS

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LOW

FO

R C

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TYe

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Year

2Ye

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Year

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00

00

00

00

00

00

00

00

00

0

Age

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00

00

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00

00

00

00

00

00

00

0

Age

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00

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00

00

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00

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04,

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00

00

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00

00

00

00

00

00

00

00

00

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00

CO

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00

00

For C

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tere

st28

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5961

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415

00

00

00

Pro

fit o

n co

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243

Pro

fit o

n G

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0

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h Fl

ow-1

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26-4

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67-3

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69,8

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16,4

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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%

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Age

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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,

993

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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27/0

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1307

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INC

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52,

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1527

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No

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Affo

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86.4

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125

6,55

8,63

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00

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420

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rdab

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ent

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462,

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nal

2.50

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SIT

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18.0

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1,03

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RU

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on

phas

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nos

Age

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3.0%

2,37

9,03

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re C

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106

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t (al

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gals

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396,

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02,

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59,6

89,4

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of G

DV20

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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

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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

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ls A

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sitio

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nnin

g C

onsu

ltant

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2,84

10

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er P

rofe

ssio

nal

1,15

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20

Bui

ld C

ost -

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IS B

ase

896,

060

1,79

2,12

02,

688,

181

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

3,58

4,24

11,

792,

120

896,

060

00

00

00

00

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06/C

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Con

tinge

ncy

22,4

0244

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67,2

0589

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89,6

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89,6

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89,6

0689

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89,6

0689

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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

0,14

611

0,07

30

00

00

00

00

Fina

nce

Fees

10,0

00Le

gal a

nd V

alua

tion

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

D P

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

,725

,222

-4,5

07,8

45-2

,135

,251

403,

424

3,09

1,56

65,

779,

709

8,46

7,85

111

,155

,994

13,8

44,1

3615

,188

,207

15,8

60,2

4315

,860

,243

15,8

60,2

4315

,860

,243

15,8

60,2

4315

,860

,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

,245

35,2

4535

,245

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

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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