APPENDIX A Technical Report 2 Illustrative Residential … · 2013. 2. 21. · Model 1 Affordable...

APPENDIX A Technical Report 2

Illustrative Residential Development Appraisals

Model 1 Affordable 25% 70-30 Profit 17%

Obligations £5000 per

unit Model 1

Density - units/ha

48 units per ha 72 units per ha 96 units per ha 120 units per ha

144 units per ha

168 units per ha

192 units per ha 250 units per ha

£1,447 £1,558 £1,670 £1,781 £1,892 £2,004 £2,004 £2,107Sales value psm

£1,938 505,219- 1,278,071- 2,501,403- 4,032,784- 5,926,578- 8,182,784- 9,351,753- 13,875,570- £2,153 162,706- 761,907- 1,813,183- 3,172,510- 4,894,249- 6,978,400- 7,975,314- 12,083,332- £2,368 175,759 248,609- 1,124,963- 2,312,235- 3,861,919- 5,774,016- 6,598,875- 10,291,093- £2,583 514,223 259,088 439,603- 1,451,961- 2,829,590- 4,569,632- 5,222,437- 8,498,855- £2,799 852,687 766,784 237,326 595,448- 1,797,262- 3,365,248- 3,845,998- 6,706,618- £3,014 1,191,151 1,274,481 914,254 250,713 769,672- 2,160,864- 2,469,559- 4,914,380- £3,229 1,529,616 1,782,177 1,591,183 1,096,873 245,721 962,273- 1,099,741- 3,122,142- £3,444 1,868,080 2,289,873 2,268,111 1,943,033 1,261,114 222,352 254,116 1,341,817- £3,660 2,206,544 2,797,569 2,945,040 2,789,194 2,276,507 1,406,976 1,607,973 421,018 £3,875 2,545,008 3,305,266 3,621,968 3,635,354 3,291,899 2,591,602 2,961,830 2,183,852 £4,090 2,882,295 3,812,962 4,298,897 4,481,516 4,307,292 3,776,226 4,315,688 3,946,687 £4,306 3,217,740 4,320,658 4,975,825 5,327,676 5,322,685 4,960,852 5,669,545 5,709,521 £4,521 3,553,186 4,825,538 5,652,754 6,173,837 6,338,078 6,145,476 7,023,402 7,472,356 £4,736 3,888,632 5,328,706 6,329,682 7,019,997 7,353,470 7,330,101 8,377,259 9,235,190

Build costs - £ per sq m

RLVs less existing use value 1 - High EUV £2,470,000 per hectare

£1,000,000 per acre

Density - units/ha


144 units per ha

168 units per ha


£1,447 £1,558 £1,670 £1,781 £1,892 £2,004 £2,004 £2,107Sales value £per sq m

£1,938 2,975,219- 3,748,071- 4,971,403- 6,502,784- 8,396,578- 10,652,784- 11,821,753- 16,345,570- £2,153 2,632,706- 3,231,907- 4,283,183- 5,642,510- 7,364,249- 9,448,400- 10,445,314- 14,553,332- £2,368 2,294,241- 2,718,609- 3,594,963- 4,782,235- 6,331,919- 8,244,016- 9,068,875- 12,761,093- £2,583 1,955,777- 2,210,912- 2,909,603- 3,921,961- 5,299,590- 7,039,632- 7,692,437- 10,968,855- £2,799 1,617,313- 1,703,216- 2,232,674- 3,065,448- 4,267,262- 5,835,248- 6,315,998- 9,176,618- £3,014 1,278,849- 1,195,519- 1,555,746- 2,219,287- 3,239,672- 4,630,864- 4,939,559- 7,384,380- £3,229 940,384- 687,823- 878,817- 1,373,127- 2,224,279- 3,432,273- 3,569,741- 5,592,142- £3,444 601,920- 180,127- 201,889- 526,967- 1,208,886- 2,247,648- 2,215,884- 3,811,817- £3,660 263,456- 327,569 475,040 319,194 193,493- 1,063,024- 862,027- 2,048,982- £3,875 75,008 835,266 1,151,968 1,165,354 821,899 121,602 491,830 286,148- £4,090 412,295 1,342,962 1,828,897 2,011,516 1,837,292 1,306,226 1,845,688 1,476,687 £4,306 747,740 1,850,658 2,505,825 2,857,676 2,852,685 2,490,852 3,199,545 3,239,521 £4,521 1,083,186 2,355,538 3,182,754 3,703,837 3,868,078 3,675,476 4,553,402 5,002,356 £4,736 1,418,632 2,858,706 3,859,682 4,549,997 4,883,470 4,860,101 5,907,259 6,765,190


RLVs less existing use value 2 - Medium EUV £1,482,000 per hectare

£600,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 1,987,219- 2,760,071- 3,983,403- 5,514,784- 7,408,578- 9,664,784- 10,833,753- 15,357,570- £2,153 1,644,706- 2,243,907- 3,295,183- 4,654,510- 6,376,249- 8,460,400- 9,457,314- 13,565,332- £2,368 1,306,241- 1,730,609- 2,606,963- 3,794,235- 5,343,919- 7,256,016- 8,080,875- 11,773,093- £2,583 967,777- 1,222,912- 1,921,603- 2,933,961- 4,311,590- 6,051,632- 6,704,437- 9,980,855- £2,799 629,313- 715,216- 1,244,674- 2,077,448- 3,279,262- 4,847,248- 5,327,998- 8,188,618- £3,014 290,849- 207,519- 567,746- 1,231,287- 2,251,672- 3,642,864- 3,951,559- 6,396,380- £3,229 47,616 300,177 109,183 385,127- 1,236,279- 2,444,273- 2,581,741- 4,604,142- £3,444 386,080 807,873 786,111 461,033 220,886- 1,259,648- 1,227,884- 2,823,817- £3,660 724,544 1,315,569 1,463,040 1,307,194 794,507 75,024- 125,973 1,060,982- £3,875 1,063,008 1,823,266 2,139,968 2,153,354 1,809,899 1,109,602 1,479,830 701,852 £4,090 1,400,295 2,330,962 2,816,897 2,999,516 2,825,292 2,294,226 2,833,688 2,464,687 £4,306 1,735,740 2,838,658 3,493,825 3,845,676 3,840,685 3,478,852 4,187,545 4,227,521 £4,521 2,071,186 3,343,538 4,170,754 4,691,837 4,856,078 4,663,476 5,541,402 5,990,356 £4,736 2,406,632 3,846,706 4,847,682 5,537,997 5,871,470 5,848,101 6,895,259 7,753,190


RLVs less existing use value 3 - Low EUV £617,500 per hectare

£250,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 1,122,719- 1,895,571- 3,118,903- 4,650,284- 6,544,078- 8,800,284- 9,969,253- 14,493,070- £2,153 780,206- 1,379,407- 2,430,683- 3,790,010- 5,511,749- 7,595,900- 8,592,814- 12,700,832- £2,368 441,741- 866,109- 1,742,463- 2,929,735- 4,479,419- 6,391,516- 7,216,375- 10,908,593- £2,583 103,277- 358,412- 1,057,103- 2,069,461- 3,447,090- 5,187,132- 5,839,937- 9,116,355- £2,799 235,187 149,284 380,174- 1,212,948- 2,414,762- 3,982,748- 4,463,498- 7,324,118- £3,014 573,651 656,981 296,754 366,787- 1,387,172- 2,778,364- 3,087,059- 5,531,880- £3,229 912,116 1,164,677 973,683 479,373 371,779- 1,579,773- 1,717,241- 3,739,642- £3,444 1,250,580 1,672,373 1,650,611 1,325,533 643,614 395,148- 363,384- 1,959,317- £3,660 1,589,044 2,180,069 2,327,540 2,171,694 1,659,007 789,476 990,473 196,482- £3,875 1,927,508 2,687,766 3,004,468 3,017,854 2,674,399 1,974,102 2,344,330 1,566,352 £4,090 2,264,795 3,195,462 3,681,397 3,864,016 3,689,792 3,158,726 3,698,188 3,329,187 £4,306 2,600,240 3,703,158 4,358,325 4,710,176 4,705,185 4,343,352 5,052,045 5,092,021 £4,521 2,935,686 4,208,038 5,035,254 5,556,337 5,720,578 5,527,976 6,405,902 6,854,856 £4,736 3,271,132 4,711,206 5,712,182 6,402,497 6,735,970 6,712,601 7,759,759 8,617,690




unit Model 2

Density - units/ha


144 units per ha

168 units per ha


£1,447 £1,558 £1,670 £1,781 £1,892 £2,004 £2,004 £2,107Sales value psm

£1,938 646,656- 1,490,226- 2,784,276- 4,386,376- 6,350,888- 8,677,812- 9,917,501- 14,612,219- £2,153 302,546- 974,062- 2,096,057- 3,526,102- 5,318,560- 7,473,429- 8,541,061- 12,819,982- £2,368 36,347 457,898- 1,407,838- 2,665,827- 4,286,230- 6,269,045- 7,164,623- 11,027,744- £2,583 374,811 49,969 719,619- 1,805,554- 3,253,901- 5,064,661- 5,788,184- 9,235,506- £2,799 713,275 557,665 41,499- 945,279- 2,221,572- 3,860,277- 4,411,745- 7,443,268- £3,014 1,051,739 1,065,361 635,429 97,819- 1,189,243- 2,655,893- 3,035,307- 5,651,030- £3,229 1,390,204 1,573,058 1,312,358 748,341 172,517- 1,451,509- 1,658,868- 3,858,792- £3,444 1,728,668 2,080,754 1,989,286 1,594,502 842,876 265,593- 303,534- 2,067,924- £3,660 2,067,132 2,588,451 2,666,215 2,440,663 1,858,269 919,033 1,050,323 305,090- £3,875 2,405,596 3,096,147 3,343,143 3,286,824 2,873,662 2,103,657 2,404,180 1,457,745 £4,090 2,744,060 3,603,843 4,020,072 4,132,984 3,889,054 3,288,283 3,758,037 3,220,579 £4,306 3,080,355 4,111,539 4,697,000 4,979,145 4,904,447 4,472,907 5,111,894 4,983,414 £4,521 3,415,800 4,619,236 5,373,929 5,825,305 5,919,840 5,657,532 6,465,751 6,746,248 £4,736 3,751,246 5,122,628 6,050,857 6,671,466 6,935,233 6,842,157 7,819,608 8,509,083


RLVs less existing use value 1 - High EUV £2,470,000 per hectare£1,000,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 3,116,656- 3,960,226- 5,254,276- 6,856,376- 8,820,888- 11,147,812- 12,387,501- 17,082,219- £2,153 2,772,546- 3,444,062- 4,566,057- 5,996,102- 7,788,560- 9,943,429- 11,011,061- 15,289,982- £2,368 2,433,653- 2,927,898- 3,877,838- 5,135,827- 6,756,230- 8,739,045- 9,634,623- 13,497,744- £2,583 2,095,189- 2,420,031- 3,189,619- 4,275,554- 5,723,901- 7,534,661- 8,258,184- 11,705,506- £2,799 1,756,725- 1,912,335- 2,511,499- 3,415,279- 4,691,572- 6,330,277- 6,881,745- 9,913,268- £3,014 1,418,261- 1,404,639- 1,834,571- 2,567,819- 3,659,243- 5,125,893- 5,505,307- 8,121,030- £3,229 1,079,796- 896,942- 1,157,642- 1,721,659- 2,642,517- 3,921,509- 4,128,868- 6,328,792- £3,444 741,332- 389,246- 480,714- 875,498- 1,627,124- 2,735,593- 2,773,534- 4,537,924- £3,660 402,868- 118,451 196,215 29,337- 611,731- 1,550,967- 1,419,677- 2,775,090- £3,875 64,404- 626,147 873,143 816,824 403,662 366,343- 65,820- 1,012,255- £4,090 274,060 1,133,843 1,550,072 1,662,984 1,419,054 818,283 1,288,037 750,579 £4,306 610,355 1,641,539 2,227,000 2,509,145 2,434,447 2,002,907 2,641,894 2,513,414 £4,521 945,800 2,149,236 2,903,929 3,355,305 3,449,840 3,187,532 3,995,751 4,276,248 £4,736 1,281,246 2,652,628 3,580,857 4,201,466 4,465,233 4,372,157 5,349,608 6,039,083


RLVs less existing use value 2 - Medium EUV £1,482,000 per hectare£600,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 2,128,656- 2,972,226- 4,266,276- 5,868,376- 7,832,888- 10,159,812- 11,399,501- 16,094,219- £2,153 1,784,546- 2,456,062- 3,578,057- 5,008,102- 6,800,560- 8,955,429- 10,023,061- 14,301,982- £2,368 1,445,653- 1,939,898- 2,889,838- 4,147,827- 5,768,230- 7,751,045- 8,646,623- 12,509,744- £2,583 1,107,189- 1,432,031- 2,201,619- 3,287,554- 4,735,901- 6,546,661- 7,270,184- 10,717,506- £2,799 768,725- 924,335- 1,523,499- 2,427,279- 3,703,572- 5,342,277- 5,893,745- 8,925,268- £3,014 430,261- 416,639- 846,571- 1,579,819- 2,671,243- 4,137,893- 4,517,307- 7,133,030- £3,229 91,796- 91,058 169,642- 733,659- 1,654,517- 2,933,509- 3,140,868- 5,340,792- £3,444 246,668 598,754 507,286 112,502 639,124- 1,747,593- 1,785,534- 3,549,924- £3,660 585,132 1,106,451 1,184,215 958,663 376,269 562,967- 431,677- 1,787,090- £3,875 923,596 1,614,147 1,861,143 1,804,824 1,391,662 621,657 922,180 24,255- £4,090 1,262,060 2,121,843 2,538,072 2,650,984 2,407,054 1,806,283 2,276,037 1,738,579 £4,306 1,598,355 2,629,539 3,215,000 3,497,145 3,422,447 2,990,907 3,629,894 3,501,414 £4,521 1,933,800 3,137,236 3,891,929 4,343,305 4,437,840 4,175,532 4,983,751 5,264,248 £4,736 2,269,246 3,640,628 4,568,857 5,189,466 5,453,233 5,360,157 6,337,608 7,027,083


RLVs less existing use value 3 - Low EUV £617,500 per hectare£250,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 1,264,156- 2,107,726- 3,401,776- 5,003,876- 6,968,388- 9,295,312- 10,535,001- 15,229,719- £2,153 920,046- 1,591,562- 2,713,557- 4,143,602- 5,936,060- 8,090,929- 9,158,561- 13,437,482- £2,368 581,153- 1,075,398- 2,025,338- 3,283,327- 4,903,730- 6,886,545- 7,782,123- 11,645,244- £2,583 242,689- 567,531- 1,337,119- 2,423,054- 3,871,401- 5,682,161- 6,405,684- 9,853,006- £2,799 95,775 59,835- 658,999- 1,562,779- 2,839,072- 4,477,777- 5,029,245- 8,060,768- £3,014 434,239 447,861 17,929 715,319- 1,806,743- 3,273,393- 3,652,807- 6,268,530- £3,229 772,704 955,558 694,858 130,841 790,017- 2,069,009- 2,276,368- 4,476,292- £3,444 1,111,168 1,463,254 1,371,786 977,002 225,376 883,093- 921,034- 2,685,424- £3,660 1,449,632 1,970,951 2,048,715 1,823,163 1,240,769 301,533 432,823 922,590- £3,875 1,788,096 2,478,647 2,725,643 2,669,324 2,256,162 1,486,157 1,786,680 840,245 £4,090 2,126,560 2,986,343 3,402,572 3,515,484 3,271,554 2,670,783 3,140,537 2,603,079 £4,306 2,462,855 3,494,039 4,079,500 4,361,645 4,286,947 3,855,407 4,494,394 4,365,914 £4,521 2,798,300 4,001,736 4,756,429 5,207,805 5,302,340 5,040,032 5,848,251 6,128,748 £4,736 3,133,746 4,505,128 5,433,357 6,053,966 6,317,733 6,224,657 7,202,108 7,891,583




unit Model 3

Density - units/ha


144 units per ha

168 units per ha


£1,447 £1,558 £1,670 £1,781 £1,892 £2,004 £2,004 £2,107Sales value psm

£1,938 788,093- 1,702,382- 3,067,149- 4,739,968- 6,775,199- 9,172,842- 10,483,247- 15,348,870- £2,153 443,983- 1,186,217- 2,378,930- 3,879,694- 5,742,870- 7,968,458- 9,106,809- 13,556,633- £2,368 103,066- 670,053- 1,690,711- 3,019,419- 4,710,541- 6,764,074- 7,730,370- 11,764,394- £2,583 235,398 159,151- 1,002,492- 2,159,146- 3,678,212- 5,559,690- 6,353,932- 9,972,156- £2,799 573,862 348,546 320,325- 1,298,872- 2,645,883- 4,355,307- 4,977,493- 8,179,918- £3,014 912,327 856,242 356,604 446,351- 1,613,553- 3,150,923- 3,601,054- 6,387,681- £3,229 1,250,791 1,363,939 1,033,532 399,810 590,754- 1,946,539- 2,224,616- 4,595,442- £3,444 1,589,255 1,871,635 1,710,461 1,245,971 424,638 753,536- 861,185- 2,803,204- £3,660 1,927,719 2,379,332 2,387,389 2,092,131 1,440,031 431,088 492,672 1,031,198- £3,875 2,266,184 2,887,028 3,064,318 2,938,292 2,455,424 1,615,714 1,846,529 731,637 £4,090 2,604,648 3,394,725 3,741,246 3,784,452 3,470,817 2,800,338 3,200,386 2,494,472 £4,306 2,942,969 3,902,420 4,418,175 4,630,613 4,486,209 3,984,963 4,554,243 4,257,306 £4,521 3,278,415 4,410,117 5,095,103 5,476,773 5,501,602 5,169,588 5,908,100 6,020,141 £4,736 3,613,860 4,916,549 5,772,032 6,322,935 6,516,994 6,354,212 7,261,957 7,782,976


RLVs less existing use value 1 - High EUV £2,470,000 per hectare£1,000,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 3,258,093- 4,172,382- 5,537,149- 7,209,968- 9,245,199- 11,642,842- 12,953,247- 17,818,870- £2,153 2,913,983- 3,656,217- 4,848,930- 6,349,694- 8,212,870- 10,438,458- 11,576,809- 16,026,633- £2,368 2,573,066- 3,140,053- 4,160,711- 5,489,419- 7,180,541- 9,234,074- 10,200,370- 14,234,394- £2,583 2,234,602- 2,629,151- 3,472,492- 4,629,146- 6,148,212- 8,029,690- 8,823,932- 12,442,156- £2,799 1,896,138- 2,121,454- 2,790,325- 3,768,872- 5,115,883- 6,825,307- 7,447,493- 10,649,918- £3,014 1,557,673- 1,613,758- 2,113,396- 2,916,351- 4,083,553- 5,620,923- 6,071,054- 8,857,681- £3,229 1,219,209- 1,106,061- 1,436,468- 2,070,190- 3,060,754- 4,416,539- 4,694,616- 7,065,442- £3,444 880,745- 598,365- 759,539- 1,224,029- 2,045,362- 3,223,536- 3,331,185- 5,273,204- £3,660 542,281- 90,668- 82,611- 377,869- 1,029,969- 2,038,912- 1,977,328- 3,501,198- £3,875 203,816- 417,028 594,318 468,292 14,576- 854,286- 623,471- 1,738,363- £4,090 134,648 924,725 1,271,246 1,314,452 1,000,817 330,338 730,386 24,472 £4,306 472,969 1,432,420 1,948,175 2,160,613 2,016,209 1,514,963 2,084,243 1,787,306 £4,521 808,415 1,940,117 2,625,103 3,006,773 3,031,602 2,699,588 3,438,100 3,550,141 £4,736 1,143,860 2,446,549 3,302,032 3,852,935 4,046,994 3,884,212 4,791,957 5,312,976


RLVs less existing use value 2 - Medium EUV £1,482,000 per hectare£600,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 2,270,093- 3,184,382- 4,549,149- 6,221,968- 8,257,199- 10,654,842- 11,965,247- 16,830,870- £2,153 1,925,983- 2,668,217- 3,860,930- 5,361,694- 7,224,870- 9,450,458- 10,588,809- 15,038,633- £2,368 1,585,066- 2,152,053- 3,172,711- 4,501,419- 6,192,541- 8,246,074- 9,212,370- 13,246,394- £2,583 1,246,602- 1,641,151- 2,484,492- 3,641,146- 5,160,212- 7,041,690- 7,835,932- 11,454,156- £2,799 908,138- 1,133,454- 1,802,325- 2,780,872- 4,127,883- 5,837,307- 6,459,493- 9,661,918- £3,014 569,673- 625,758- 1,125,396- 1,928,351- 3,095,553- 4,632,923- 5,083,054- 7,869,681- £3,229 231,209- 118,061- 448,468- 1,082,190- 2,072,754- 3,428,539- 3,706,616- 6,077,442- £3,444 107,255 389,635 228,461 236,029- 1,057,362- 2,235,536- 2,343,185- 4,285,204- £3,660 445,719 897,332 905,389 610,131 41,969- 1,050,912- 989,328- 2,513,198- £3,875 784,184 1,405,028 1,582,318 1,456,292 973,424 133,714 364,529 750,363- £4,090 1,122,648 1,912,725 2,259,246 2,302,452 1,988,817 1,318,338 1,718,386 1,012,472 £4,306 1,460,969 2,420,420 2,936,175 3,148,613 3,004,209 2,502,963 3,072,243 2,775,306 £4,521 1,796,415 2,928,117 3,613,103 3,994,773 4,019,602 3,687,588 4,426,100 4,538,141 £4,736 2,131,860 3,434,549 4,290,032 4,840,935 5,034,994 4,872,212 5,779,957 6,300,976


RLVs less existing use value 3 - Low EUV £617,500 per hectare£250,000 per acre

Density - units/ha


144 units per ha

168 units per ha



£1,938 1,405,593- 2,319,882- 3,684,649- 5,357,468- 7,392,699- 9,790,342- 11,100,747- 15,966,370- £2,153 1,061,483- 1,803,717- 2,996,430- 4,497,194- 6,360,370- 8,585,958- 9,724,309- 14,174,133- £2,368 720,566- 1,287,553- 2,308,211- 3,636,919- 5,328,041- 7,381,574- 8,347,870- 12,381,894- £2,583 382,102- 776,651- 1,619,992- 2,776,646- 4,295,712- 6,177,190- 6,971,432- 10,589,656- £2,799 43,638- 268,954- 937,825- 1,916,372- 3,263,383- 4,972,807- 5,594,993- 8,797,418- £3,014 294,827 238,742 260,896- 1,063,851- 2,231,053- 3,768,423- 4,218,554- 7,005,181- £3,229 633,291 746,439 416,032 217,690- 1,208,254- 2,564,039- 2,842,116- 5,212,942- £3,444 971,755 1,254,135 1,092,961 628,471 192,862- 1,371,036- 1,478,685- 3,420,704- £3,660 1,310,219 1,761,832 1,769,889 1,474,631 822,531 186,412- 124,828- 1,648,698- £3,875 1,648,684 2,269,528 2,446,818 2,320,792 1,837,924 998,214 1,229,029 114,137 £4,090 1,987,148 2,777,225 3,123,746 3,166,952 2,853,317 2,182,838 2,582,886 1,876,972 £4,306 2,325,469 3,284,920 3,800,675 4,013,113 3,868,709 3,367,463 3,936,743 3,639,806 £4,521 2,660,915 3,792,617 4,477,603 4,859,273 4,884,102 4,552,088 5,290,600 5,402,641 £4,736 2,996,360 4,299,049 5,154,532 5,705,435 5,899,494 5,736,712 6,644,457 7,165,476


Model 4 Affordable 25% 70-30 Profit 20% Obligations £5000 per unit



unit

Model 7 Affordable 35% 70-30 Profit 17% Obligations 5000 per unit

Model 8 Affordable 35% 70-30 Profit 17% Obligations 7500 per unit


Obligations 10000 per

unit



unit

APPENDIX B Technical Report 2

Illustrative Commercial Development Appraisals

ENVIRONMENTAL RESOURCES MANAGEMENT LONDON BOROUGH OF HAVERING

B1

HAVERING COMMERCIAL DEVELOPMENT APPRAISALS BASE COMMERCIAL VALUES – No Obligations

Rent Yield Build Cost Land Value psf

22,000 per acre

Per Hectare

Industrials 1. 15 7 70 57.38 1,262,360 3,029,6642. 12 7 70 31.93 702,460 1,685,9043. 9 7 70 6.48 142,560 342,144

Offices 44,000 per acre

1. 25 6 150 40.09 1,763,000 4,231,0002. 20 6 150 2.50 110,000 264,0003. 15 6.5 120 - 14.32 -630,080 -1,512,192

Retail 28,600 per acre

1. 25 5.5 120 100.56 2,876,000 6,902,400

2. 20 6 110 50.62 1,447,700 3,474,550 BASE COMMERCIAL VALUES – A - £5 psf (£53.8psm) Obligations


22,000 per acre

Per Hectare

Industrials 1. 15 7 70 52.39 1,152,580 2,766,1922. 12 7 70 26.94 592,680 1,422,4323. 9 7 70 1.49 32,780 78,672


1. 25 6 150 35.16 1,547,040 3,712,8962. 20 6 150 -2.43 -106,920 -256,6083. 15 6.5 120 -19.25 -847,000 -2,032,800


1. 25 5.5 120 95.36 2,727,296 6,545,510 2. 20 6 110 45.42 1,299,012 3,117,629

ENVIRONMENTAL RESOURCES MANAGEMENT LONDON BOROUGH OF HAVERING

B2

BASE COMMERCIAL VALUES – B - £10psf (£107.6psm) Obligations


22,000 per acre

Per Hectare

Industrials 1. 15 7 70 47.4 1,042,800 2,502,7202. 12 7 70 21.95 482,900 1,158,9603. 9 7 70 -3.51 -77,220 -185,328


1. 25 6 150 30.23 1,330,120 3,192,2882. 20 6 150 -7.36 -323,840 -777,2163. 15 6.5 120 -24.18 -1,063,920 -2,553,408


1. 25 5.5 120 90.16 2,578,576 6,188,582 2. 20 6 110 40.22 1,150,292 2,760,700 BASE COMMERCIAL VALUES – C - £15psf (£161.4psm) Obligations


22,000 per acre

Per Hectare

Industrials 1. 15 7 70 42.41 933,020 2,239,2482. 12 7 70 16.95 372,900 894,9603. 9 7 70 -8.5 -187,000 -448,800


1. 25 6 150 25.3 1,113,200 2,671,6802. 20 6 150 -12.29 -540,760 -1,297,8243. 15 6.5 120 -29.11 -1,280,840 -3,074,016


1. 25 5.5 120 84.96 2,429,856 5,831,654 2. 20 6 110 35.03 1,001,858 2,404,459

Technical Report B Appendix A - Residentials.pdfTech report B appendix A Model 1.pdfTech Report B Appendix A Model 2.pdfTech Report B Appendix A Model 3.pdfTech Report B Appendix A Model 4.pdfTech Report B Appendix A Model 5.pdfTech Report B Appendix A Model 6.pdfTech Report B Appendix A Model 7.pdfTech Report B Appendix A Model 8.pdfTech Report B Appendix A Model 9.pdfTech Report B Appendix A Model 11.pdfTech Report B Appendix A Model 10.pdfTech Report B Appendix A Model 12.pdfTech Report B Appendix A Model 13.pdfTech Report B Appendix A Model 14.pdfTech Report B Appendix A Model 15.pdfTech Report B Appendix A Model 16.pdfTech Report B Appendix A Model 17.pdfTech Report B Appendix A Model 18.pdfTechnical Report B Appendix B - Commercials.pdf

APPENDIX A Technical Report 2 Illustrative Residential … · 2013. 2. 21. · Model 1 Affordable...

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