BCIS Tender Price Studies – Location Study... · The BCIS Location Study shows pricing levels in...

12Sep2018BCIS Tender Price Studies – Location StudyIntroduction

The BCIS Location Indices are a measure of recent regional price differences combined with longterm average intraregional variation(counties and districts).

Classification

The BCIS Location Study shows pricing levels in a three level hierarchy. For convenience these are referred to as 'regions', 'counties' and'districts' although other terms will be more appropriate in specific cases (e.g. some regions are countries). Versions of this study areavailable based on the local authority boundaries in 2000 and on the boundaries in 1980. Regions are standard statistical regions at the time;counties include the Scottish regions, and districts include unitary authorities and metropolitan districts. The 2000 boundaries are based onthe UK NUTS (Nomenclature of Territorial Units for Statistics) classification.

Under the 1980 coding London is treated as a special case. The first split is between London postal districts (anywhere with a Londonpostcode such as N, NW, W, SW, SE, E, EC or WC) and Outer London (anywhere within Greater London but with a postal address of Surrey,Middlesex, Hertfordshire, Essex or Kent). An alternative split for London is by London borough: this is shown at the same level as theLondon postal districts/Outer London split because the boundaries of the two breakdowns do not coincide. There are several Londonboroughs that lie part in and part out of the London postal districts.

There is nothing significant about the boundaries chosen in price level terms and price levels could be expected to change gradually fromone area to another.

You can enter a postcode or local authority name into the filter box to find the relevant area.

Location and other factors

The cost of a building is affected by many localised variables to produce a unique cost, including market factors such as demand and supplyof labour and materials, workload, taxation and grants. The physical characteristics of a particular site, its size, accessibility and topographyalso contribute. Not even identical buildings, built at the same time but in different localities, obtain identical tenders.

While all these factors are particular to a time and place, certain areas of the country tend to have different tender levels than others. Thelocation indices are an attempt to identify some of these general differences. The areas chosen are administrative areas and are notsignificant cost boundaries as far as the building industry is concerned.

It should be stressed that even within counties or large conurbations, great variations in tender levels are evident and these could be assignificant as differences between regions.

Date when the indices apply

Because regional differences are known to vary over time, the study has been standardised to the most recently available interregionaldifferences. Because a) there is always a delay between a project's tender date and when it can be included in a study and b) small samplesizes in individual regions mean that more than one quarter is required to calculate a current regional factor, there will always be a lagbetween the date of publication and the average date of projects used to calculate the latest regional trend. This lag varies from region toregion and time to time but is typically between four and seven quarters.

There are typically few recent projects available for any county or district. The county and district indices are therefore calculated bymultiplying intraregional factors calculated over the long term with the current regional index.

In summary, the location indices reflect recent interregional differences that represent the situation approximately one year behind thepublication date.

If you want the location indices for some past period then select the quarter from the 'Effective date' list. This will use regional trends to adjustthe location factors to the quarter requested. Note that the XML download will not reflect the effective date you have selected – all otherdownloads will be updated.

Statistical definitions

The tables in the studies show statistical analysis of the results. The terms used are defined below.

Index The index has been calculated as the geometric mean of project factors multiplied by 100. It is the average for the category.

A geometric mean is the nth root of the product of n figures but is calculated in practice by taking the log of the factors, calculating the

BCIS Tender Price Studies Location Study

03May2019 07:00 © RICS 2019 Page 1 of 2

arithmetic mean in the normal way and then antilogging the result.

90% Confidence interval A measure of the reliability of the index. It is influenced by the sample size and variability of the individual factors.

In practical terms, a 90% confidence interval says that there is a 90% chance that the 'true' average factor for all projects in this category lieswithin this range. More formally, 90% of the intervals constructed will include the true mean. The confidence interval will not be symmetricabout the mean because the log transformation has been used when calculating the study.

It does not say that 90% of project factors will fall within this range, which would be the prediction interval. An approximate 90% predictioninterval could be taken as (Index 18%) to (Index +22%) if the standard deviation were 10.

Standard deviation A measure of the dispersal of figures around the mean, calculated as the square root of the mean of the squares of the deviations from themean of the sample. It has been converted to the same scale as the index figure by multiplying by 100.

If the standard deviation is small in comparison with the mean, it indicates that the figures are tightly packed and that a figure close to themean can be expected in most cases. A small standard deviation also indicates that the mean is more reliable, although the sample size isnormally more important in this context.

The standard deviation is, like the index, an estimate based on the sample. It can sometimes happen by chance that a small sample ofprojects have similar index figures and a larger sample size would show greater variation. When the sample size is small it would be prudentto consider the standard deviation of other categories from the study and use a more typical figure where appropriate.

Range The lowest and highest factors in the sample.

The range gives a crude indication of how the individual project indices can vary about the mean. Be aware that the extreme values might beprojects that are unusual in some way.

The larger the sample, the wider the range is likely to be, as there is a bigger chance of more extreme projects being included in the sample(analogous to the difference between a once in 10 year risk or a once in 100 year risk of flooding).

Sample The number of figures of each category included in the study.

The higher the number in the sample, the more reliable the results are likely to be. Treat small samples (less than 20) with caution.

Results are not published where the sample is less than four. This is one reason why the sample size of a category may be greater than thesum of the sample sizes of subsidiary categories. Another reason might be that one or more projects may have some information missing,e.g. BCIS may know which county the project lies in for the location study, but not the district – in which case the project will be included inthe county sample but none of the districts.

03May2019 07:00 © RICS 2019 Page 2 of 2

Questionnaire on Viability Assumptions (Local Plan)

Question 1: Scheme Design

The following assumptions have been made in relation to scheme design:

(i) Gross to Net Ratio < 0.5Ha 100%, 0.5 to 2Ha 85%, 2.0 to 5Ha 80% and >5Ha 75%.

(ii) Scheme density 35 dwellings per net Ha (plus sensitivity test at 40 dwellings per net Ha).

(iii) Average dwelling size 92.90 sq m (1,000 sq ft). This is considered to be compliant with the requirements of the Nationally

Described Space Standards. There is also an additional sensitivity test at an average dwelling size of 95 sq m, plus 3 storey

dwelling at an average of 110 sq m.

Do you agree with these assumptions? Yes No

If NO, please explain your reasons (and attach any supporting evidence to this document)

Figure 2

Question 2: Residential Values

The following assumptions have been made in relation to scheme design:

Value area Average 2 storey dwelling 92.90 sqm

Average 3 storey dwelling 110 sq m

Affordable Rent Shared Ownership / Intermediate

Starter Homes / Discounted Market Sale

Low £1,650 per sq m £1,350 per sq m 45% of Market Value 67.50% of Market Value 80% of Market Value

Medium £2,100 per sq m £1,600 per sq m 45% of Market Value 67.50% of Market Value 80% of Market Value

High £2,350 per sq m £2,000 per sq m 45% of Market Value 67.50% of Market Value 80% of Market Value

Do you agree with these assumptions? Yes No If NO, please explain your reasons (and attach any supporting evidence to this document)

Figure 2

Question 3: Plot Construction Costs Plot construction relates to all costs associated with a dwelling, from foundations to all works ‘above ground’ on the structure of the dwelling. This also includes all site preliminaries, as well as a contractor’s overheads. However, it excludes all external works, contingency and abnormal costs. The following assumptions have been made in relation to plot construction costs:

Scheme Type Average 2 storey dwelling 92.90 sqm

Average 3 storey dwelling 110 sq m

Sub 50 dwellings BCIS Median £1,139 per sq m

BCIS Median £1,154 per sq m

Over 50 dwellings BCIS Lower Quartile £1,018 per sq m

BCIS Median £960 per sq m


Figure 2

Question 4: ‘Other’ Construction Costs ‘Other’ construction costs relate to external works, contingency and abnormal costs (i.e. all of the costs excluded from the plot construction costs discussed above in Question 3).

The following assumptions have been made in relation to ‘other’ construction costs:

(i) External / site infrastructure costs 15% of the plot construction cost.

(ii) Contingency 3% of the plot construction cost and externals.

(iii) Abnormal development costs. For greenfield sites an average allowance of £100,000 per net Ha. For a cleared brownfield site an

average allowance of £200,000 per net Ha. For an occupied brownfield site an average allowance of £300,000 per net Ha.


Figure 2

Question 5: Additional Key Appraisal Assumptions Additional Key Appraisal Assumptions relate to professional fees, marketing costs, finance costs and developer profit.

The following assumptions have been made in relation to additional key appraisal assumptions:

(i) Professional fees for schemes providing sub 20 dwellings at 8% of the plot construction costs / externals. For schemes providing

20 or more dwellings this is decreased to 6%.

(ii) Marketing costs charged at 2.5% of revenue, plus an additional £500 per dwelling for legal costs.

(iii) Finance costs. For schemes providing sub 10 dwellings a debit interest charge of 7% has been applied. For schemes providing 10

or more dwellings this is decreased to 6%.

(iv) Developer Profit. For schemes providing sub 10 dwellings a rate of 15% on revenue is applied to the market value dwellings,

reduced to 8% for the affordable homes. For schemes providing 10 or more dwellings this is increased to 18.5% on revenue for

market value dwellings and 8% for affordable.


Figure 2

Question 6: Benchmark Land Value This is the minimum price that a hypothetical landowner would be willing to release a site for development. The methodology for arriving at a suitable benchmark land value is set out in MHCLG’s “Planning Practice Guidance: Viability”, which is available online https://www.gov.uk/guidance/viability The following assumptions have been made in relation to benchmark land value:

Value Area Greenfield

Brownfield (cleared) Brownfield (occupied)

Low £150,000 per gross Ha £200,000 per gross Ha £400,000 per gross Ha

Medium £250,000 per gross Ha £200,000 per gross Ha £400,000 per gross Ha

High £400,000 per gross Ha £200,000 per gross Ha £400,000 per gross Ha


Figure 2

https://www.gov.uk/guidance/viability

APPENDIX 3A - URBAN EXTENSION BASE APPRAISAL

Value LandTotal

DwellingsAH % Total sq m

Gross (Ha)

Units per net

Ha

S106 per dwelling

BLV (£ per gross Ha)

BLV Residual

Land Value

Base appraisal surplus

Surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 -172.83% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 -139.89% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 -135.27% UNVIABLE

APPENDIX 3B - URBAN SETTLEMENT BASE APPRAISAL

Units Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE 14 High Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 490,864 £ 410,864 513.58% VIABLE 14 Medium Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 253,034 £ 173,034 216.29% VIABLE 14 Low Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 -£ 130,372 -£ 210,372 -262.97% UNVIABLE 14 High Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 452,037 £ 292,037 182.52% VIABLE 14 Medium Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 214,207 £ 54,207 33.88% VIABLE 14 Low Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 -£ 170,074 -£ 330,074 -206.30% UNVIABLE 50 High Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,598,833 £ 1,274,833 393.47% VIABLE 50 Medium Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 896,873 £ 572,873 176.81% VIABLE 50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 -£ 346,241 -£ 670,241 -206.86% UNVIABLE 50 High Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,451,183 £ 803,183 123.95% VIABLE 50 Medium Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 741,950 £ 93,950 14.50% VIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 -£ 505,842 -£ 1,153,842 -178.06% UNVIABLE

100 High Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,401,563 £ 2,711,563 392.98% VIABLE 100 Medium Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,895,937 £ 1,205,937 174.77% VIABLE 100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 -£ 556,674 -£ 1,246,674 -180.68% UNVIABLE 100 High Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,076,510 £ 1,696,510 122.94% VIABLE 100 Medium Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 1,570,883 £ 190,883 13.83% VIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 -£ 894,030 -£ 2,274,030 -164.78% UNVIABLE

APPENDIX 4A - URBAN EXTENSION 20% AFFORDABLE HOUSING

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

1 High Greenfield 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,643,784 £ 995,784 153.67% VIABLE 2 High Greenfield 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,442,375 £ 2,062,375 149.45% VIABLE 3 High Greenfield 400 20.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 12,648,085 £ 8,838,085 231.97% VIABLE 4 Medium Greenfield 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 955,624 £ 550,624 135.96% VIABLE 5 Medium Greenfield 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 1,967,171 £ 1,104,671 128.08% VIABLE 6 Medium Greenfield 400 20.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 7,263,124 £ 3,453,124 90.63% VIABLE

APPENDIX 4B - URBAN SETTLEMENT 20% AFFORDABLE HOUSING



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 High Cleared 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,496,134 £ 1,172,134 361.77% VIABLE 50 Medium Cleared 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 800,700 £ 476,700 147.13% VIABLE 50 High Occupied 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,348,484 £ 700,484 108.10% VIABLE 50 Medium Occupied 50 20.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 645,777 -£ 2,223 -0.34% UNVIABLE

100 High Cleared 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,117,321 £ 2,427,321 351.79% VIABLE 100 Medium Cleared 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,642,117 £ 952,117 137.99% VIABLE 100 High Occupied 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 2,792,268 £ 1,412,268 102.34% VIABLE 100 Medium Occupied 100 20.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 1,317,063 -£ 62,937 -4.56% UNVIABLE

APPENDIX 5A - URBAN EXTENSION 25% AFFORDABLE HOUSING

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

1 High Greenfield 50 26.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,470,629 £ 822,629 126.95% VIABLE 2 High Greenfield 100 25.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,160,114 £ 1,780,114 128.99% VIABLE 3 High Greenfield 400 25.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 11,523,310 £ 7,713,310 202.45% VIABLE 4 Medium Greenfield 50 26.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 793,380 £ 388,380 95.90% VIABLE 5 Medium Greenfield 100 25.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 1,715,107 £ 852,607 98.85% VIABLE 6 Medium Greenfield 400 25.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 6,258,039 £ 2,448,039 64.25% VIABLE

APPENDIX 5B - URBAN SETTLEMENT 25% AFFORDABLE HOUSING



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 High Cleared 50 26.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,322,979 £ 998,979 308.33% VIABLE 50 Medium Cleared 50 26.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 638,456 £ 314,456 97.05% VIABLE 50 High Occupied 50 26.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,175,329 £ 527,329 81.38% VIABLE

100 High Cleared 100 25.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 2,835,060 £ 2,145,060 310.88% VIABLE 100 Medium Cleared 100 25.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,390,054 £ 700,054 101.46% VIABLE 100 High Occupied 100 25.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 2,510,007 £ 1,130,007 81.88% VIABLE

APPENDIX 6A - URBAN EXTENSION 40 DWELLINGS PER NET HA

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

1 High Greenfield 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 400,000 £ 648,000 £ 1,952,071 £ 1,304,071 201.25% VIABLE 2 High Greenfield 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 400,000 £ 1,380,000 £ 4,168,991 £ 2,788,991 202.10% VIABLE 3 High Greenfield 457 15.10% 42,455 15.24 39.98 £ 6,718 £ 250,000 £ 3,810,000 £ 15,889,864 £ 12,079,864 317.06% VIABLE 4 Medium Greenfield 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 250,000 £ 405,000 £ 1,188,619 £ 783,619 193.49% VIABLE 5 Medium Greenfield 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 250,000 £ 862,500 £ 2,498,150 £ 1,635,650 189.64% VIABLE 6 Medium Greenfield 457 15.10% 42,455 15.24 39.98 £ 6,718 £ 250,000 £ 3,810,000 £ 9,605,841 £ 5,795,841 152.12% VIABLE 10 Low Greenfield 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 150,000 £ 243,000 -£ 175,852 -£ 418,852 -172.37% UNVIABLE 11 Low Greenfield 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 150,000 £ 517,500 -£ 208,718 -£ 726,218 -140.33% UNVIABLE 12 Low Greenfield 457 15.10% 42,455 15.24 39.98 £ 6,718 £ 150,000 £ 2,286,000 -£ 682,828 -£ 2,968,828 -129.87% UNVIABLE

APPENDIX 6B - URBAN SETTLEMENT 40 DWELLINGS PER NET HA



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

14 High Cleared 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 200,000 £ 80,000 £ 572,080 £ 492,080 615.10% VIABLE 14 Medium Cleared 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 200,000 £ 80,000 £ 300,275 £ 220,275 275.34% VIABLE 14 Low Cleared 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 200,000 £ 80,000 -£ 137,652 -£ 217,652 -272.07% UNVIABLE 14 High Occupied 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 400,000 £ 160,000 £ 533,254 £ 373,254 233.28% VIABLE 14 Medium Occupied 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 400,000 £ 160,000 £ 261,448 £ 101,448 63.41% VIABLE 14 Low Occupied 16 0.00% 1,486 0.40 40.00 £ 2,000 £ 400,000 £ 160,000 -£ 177,355 -£ 337,355 -210.85% UNVIABLE 50 High Cleared 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 200,000 £ 324,000 £ 1,804,422 £ 1,480,422 456.92% VIABLE 50 Medium Cleared 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 200,000 £ 324,000 £ 1,033,695 £ 709,695 219.04% VIABLE 50 Low Cleared 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 200,000 £ 324,000 -£ 335,450 -£ 659,450 -203.53% UNVIABLE 50 High Occupied 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 400,000 £ 648,000 £ 1,656,772 £ 1,008,772 155.67% VIABLE 50 Medium Occupied 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 400,000 £ 648,000 £ 878,772 £ 230,772 35.61% VIABLE 50 Low Occupied 55 16.36% 5,110 1.62 39.86 £ 6,718 £ 400,000 £ 648,000 -£ 495,048 -£ 1,143,048 -176.40% UNVIABLE

100 High Cleared 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 200,000 £ 690,000 £ 3,843,937 £ 3,153,937 457.09% VIABLE 100 Medium Cleared 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 200,000 £ 690,000 £ 2,173,096 £ 1,483,096 214.94% VIABLE 100 Low Cleared 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 200,000 £ 690,000 -£ 546,075 -£ 1,236,075 -179.14% UNVIABLE 100 High Occupied 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 400,000 £1,380,000 £ 3,518,884 £ 2,138,884 154.99% VIABLE 100 Medium Occupied 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 400,000 £1,380,000 £ 1,848,043 £ 468,043 33.92% VIABLE 100 Low Occupied 111 15.32% 10,312 3.45 40.22 £ 6,718 £ 400,000 £1,380,000 -£ 883,432 -£ 2,263,432 -164.02% UNVIABLE

APPENDIX 7A - URBAN EXTENSION M4(2)

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


M4 (2) 95% Adj surplusAdj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 £ 71,250 £ 1,039,555 160.43% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 £ 142,500 £ 2,220,455 160.90% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 £ 570,000 £ 9,319,057 244.59% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 £ 71,250 £ 587,128 144.97% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 £ 142,500 £ 1,230,663 142.69% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 £ 570,000 £ 3,822,013 100.32% VIABLE 10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 £ 71,250 -£ 491,219 -202.15% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 £ 142,500 -£ 866,429 -167.43% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 £ 570,000 -£ 3,662,275 -160.20% UNVIABLE

APPENDIX 7B - URBAN SETTLEMENT M4(2)



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (2) 95% Adj surplusAdj surplus

%Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE £ 1,500 £ 18,693 37.39% VIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE £ 1,500 £ 18,108 72.43% VIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE £ 1,500 -£ 7,828 -78.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE £ 7,500 £ 166,173 593.48% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE £ 7,500 £ 78,757 281.28% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE £ 7,500 -£ 63,421 -226.50% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE £ 7,500 £ 124,879 223.00% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE £ 7,500 £ 37,201 66.43% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE £ 7,500 -£ 105,317 -188.07% UNVIABLE

14 High Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 490,864 £ 410,864 513.58% VIABLE £ 19,500 £ 391,364 489.21% VIABLE 14 Medium Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 253,034 £ 173,034 216.29% VIABLE £ 19,500 £ 153,534 191.92% VIABLE 14 Low Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 -£ 130,372 -£ 210,372 -262.97% UNVIABLE £ 19,500 -£ 229,872 -287.34% UNVIABLE 14 High Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 452,037 £ 292,037 182.52% VIABLE £ 19,500 £ 272,537 170.34% VIABLE 14 Medium Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 214,207 £ 54,207 33.88% VIABLE £ 19,500 £ 34,707 21.69% VIABLE 14 Low Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 -£ 170,074 -£ 330,074 -206.30% UNVIABLE £ 19,500 -£ 349,574 -218.48% UNVIABLE 50 High Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,598,833 £ 1,274,833 393.47% VIABLE £ 71,250 £ 1,203,583 371.48% VIABLE 50 Medium Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 896,873 £ 572,873 176.81% VIABLE £ 71,250 £ 501,623 154.82% VIABLE 50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 -£ 346,241 -£ 670,241 -206.86% UNVIABLE £ 71,250 -£ 741,491 -228.86% UNVIABLE 50 High Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,451,183 £ 803,183 123.95% VIABLE £ 71,250 £ 731,933 112.95% VIABLE 50 Medium Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 741,950 £ 93,950 14.50% VIABLE £ 71,250 £ 22,700 3.50% VIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 -£ 505,842 -£ 1,153,842 -178.06% UNVIABLE £ 71,250 -£ 1,225,092 -189.06% UNVIABLE 100 High Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,401,563 £ 2,711,563 392.98% VIABLE £ 142,500 £ 2,569,063 372.33% VIABLE 100 Medium Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,895,937 £ 1,205,937 174.77% VIABLE £ 142,500 £ 1,063,437 154.12% VIABLE 100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 -£ 556,674 -£ 1,246,674 -180.68% UNVIABLE £ 142,500 -£ 1,389,174 -201.33% UNVIABLE 100 High Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,076,510 £ 1,696,510 122.94% VIABLE £ 142,500 £ 1,554,010 112.61% VIABLE 100 Medium Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 1,570,883 £ 190,883 13.83% VIABLE £ 142,500 £ 48,383 3.51% VIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 -£ 894,030 -£ 2,274,030 -164.78% UNVIABLE £ 142,500 -£ 2,416,530 -175.11% UNVIABLE

APPENDIX 8A - URBAN EXTENSION M4(3) £12,500 PER UNIT

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (3) 5% Adj surplusAdj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE £ 31,250 £ 1,079,555 166.60% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE £ 62,500 £ 2,300,455 166.70% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE £ 250,000 £ 9,639,057 252.99% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE £ 31,250 £ 627,128 154.85% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE £ 62,500 £ 1,310,663 151.96% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE £ 250,000 £ 4,142,013 108.71% VIABLE

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 -172.83% UNVIABLE £ 31,250 -£ 451,219 -185.69% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 -139.89% UNVIABLE £ 62,500 -£ 786,429 -151.97% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 -135.27% UNVIABLE £ 250,000 -£ 3,342,275 -146.21% UNVIABLE

APPENDIX 8B - URBAN SETTLEMENT M4(3) £12,500 PER UNIT



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV


%Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE £ 12,500 £ 7,693 15.39% VIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE £ 12,500 £ 7,108 28.43% VIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE £ 12,500 -£ 18,828 -188.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE £ 12,500 £ 161,173 575.62% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE £ 12,500 £ 73,757 263.42% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE £ 12,500 -£ 68,421 -244.36% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE £ 12,500 £ 119,879 214.07% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE £ 12,500 £ 32,201 57.50% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE £ 12,500 -£ 110,317 -196.99% UNVIABLE


APPENDIX 8C - URBAN EXTENSION M4(3) £25,000 PER UNIT

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (3) 5% Adj surplusAdj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE £ 62,500 £ 1,048,305 161.78% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE £ 125,000 £ 2,237,955 162.17% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE £ 500,000 £ 9,389,057 246.43% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE £ 62,500 £ 595,878 147.13% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE £ 125,000 £ 1,248,163 144.71% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE £ 500,000 £ 3,892,013 102.15% VIABLE

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 -172.83% UNVIABLE £ 62,500 -£ 482,469 -198.55% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 -139.89% UNVIABLE £ 125,000 -£ 848,929 -164.04% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 -135.27% UNVIABLE £ 500,000 -£ 3,592,275 -157.14% UNVIABLE

APPENDIX 8D - URBAN SETTLEMENT M4(3) £25,000 PER UNIT



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV


%Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE £ 25,000 -£ 4,807 -9.61% UNVIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE £ 25,000 -£ 5,392 -21.57% UNVIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE £ 25,000 -£ 31,328 -313.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE £ 25,000 £ 148,673 530.98% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE £ 25,000 £ 61,257 218.78% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE £ 25,000 -£ 80,921 -289.00% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE £ 25,000 £ 107,379 191.75% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE £ 25,000 £ 19,701 35.18% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE £ 25,000 -£ 122,817 -219.32% UNVIABLE


APPENDIX 9A - URBAN EXTENSION M4(2) AND M4(3) £12,500 PER UNIT

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (2) 95% M4 (3) 5% Adj surplusAdj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE £ 71,250 £ 31,250 £ 1,008,305 155.60% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE £ 142,500 £ 62,500 £ 2,157,955 156.37% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE £ 570,000 £ 250,000 £ 9,069,057 238.03% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE £ 71,250 £ 31,250 £ 555,878 137.25% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE £ 142,500 £ 62,500 £ 1,168,163 135.44% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE £ 570,000 £ 250,000 £ 3,572,013 93.75% VIABLE

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 -172.83% UNVIABLE £ 71,250 £ 31,250 -£ 522,469 -215.01% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 -139.89% UNVIABLE £ 142,500 £ 62,500 -£ 928,929 -179.50% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 -135.27% UNVIABLE £ 570,000 £ 250,000 -£ 3,912,275 -171.14% UNVIABLE

APPENDIX 9B - URBAN SETTLEMENT M4(2) AND M4(3) £12,500 PER UNIT



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (2) 95% M4 (3) 5% Adj surplusAdj surplus

%Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE £ 1,500 £ 12,500 £ 6,193 12.39% VIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE £ 1,500 £ 12,500 £ 5,608 22.43% VIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE £ 1,500 £ 12,500 -£ 20,328 -203.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE £ 6,000 £ 12,500 £ 155,173 554.19% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE £ 6,000 £ 12,500 £ 67,757 241.99% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE £ 6,000 £ 12,500 -£ 74,421 -265.79% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE £ 6,000 £ 12,500 £ 113,879 203.36% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE £ 6,000 £ 12,500 £ 26,201 46.79% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE £ 6,000 £ 12,500 -£ 116,317 -207.71% UNVIABLE

14 High Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 490,864 £ 410,864 513.58% VIABLE £ 19,500 £ 12,500 £ 378,864 473.58% VIABLE 14 Medium Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 253,034 £ 173,034 216.29% VIABLE £ 19,500 £ 12,500 £ 141,034 176.29% VIABLE 14 Low Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 -£ 130,372 -£ 210,372 -262.97% UNVIABLE £ 19,500 £ 12,500 -£ 242,372 -302.97% UNVIABLE 14 High Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 452,037 £ 292,037 182.52% VIABLE £ 19,500 £ 12,500 £ 260,037 162.52% VIABLE 14 Medium Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 214,207 £ 54,207 33.88% VIABLE £ 19,500 £ 12,500 £ 22,207 13.88% VIABLE 14 Low Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 -£ 170,074 -£ 330,074 -206.30% UNVIABLE £ 19,500 £ 12,500 -£ 362,074 -226.30% UNVIABLE 50 High Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,598,833 £ 1,274,833 393.47% VIABLE £ 71,250 £ 31,250 £ 1,172,333 361.83% VIABLE 50 Medium Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 896,873 £ 572,873 176.81% VIABLE £ 71,250 £ 31,250 £ 470,373 145.18% VIABLE 50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 -£ 346,241 -£ 670,241 -206.86% UNVIABLE £ 71,250 £ 31,250 -£ 772,741 -238.50% UNVIABLE 50 High Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,451,183 £ 803,183 123.95% VIABLE £ 71,250 £ 31,250 £ 700,683 108.13% VIABLE 50 Medium Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 741,950 £ 93,950 14.50% VIABLE £ 71,250 £ 31,250 -£ 8,550 -1.32% UNVIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 -£ 505,842 -£ 1,153,842 -178.06% UNVIABLE £ 71,250 £ 31,250 -£ 1,256,342 -193.88% UNVIABLE

100 High Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,401,563 £ 2,711,563 392.98% VIABLE £ 142,500 £ 62,500 £ 2,506,563 363.27% VIABLE 100 Medium Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,895,937 £ 1,205,937 174.77% VIABLE £ 142,500 £ 62,500 £ 1,000,937 145.06% VIABLE 100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 -£ 556,674 -£ 1,246,674 -180.68% UNVIABLE £ 142,500 £ 62,500 -£ 1,451,674 -210.39% UNVIABLE 100 High Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,076,510 £ 1,696,510 122.94% VIABLE £ 142,500 £ 62,500 £ 1,491,510 108.08% VIABLE 100 Medium Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 1,570,883 £ 190,883 13.83% VIABLE £ 142,500 £ 62,500 -£ 14,117 -1.02% UNVIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 -£ 894,030 -£ 2,274,030 -164.78% UNVIABLE £ 142,500 £ 62,500 -£ 2,479,030 -179.64% UNVIABLE

APPENDIX 9C - URBAN EXTENSION M4(2) AND M4(3) £25,000 PER UNIT

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (2) 95% M4 (3) 5% Adj surplusAdj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE £ 71,250 £ 62,500 £ 977,055 150.78% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE £ 142,500 £ 125,000 £ 2,095,455 151.84% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE £ 570,000 £ 500,000 £ 8,819,057 231.47% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE £ 71,250 £ 62,500 £ 524,628 129.54% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE £ 142,500 £ 125,000 £ 1,105,663 128.19% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE £ 570,000 £ 500,000 £ 3,322,013 87.19% VIABLE

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 -£ 176,969 -£ 419,969 -172.83% UNVIABLE £ 71,250 £ 62,500 -£ 553,719 -227.87% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 -£ 206,429 -£ 723,929 -139.89% UNVIABLE £ 142,500 £ 125,000 -£ 991,429 -191.58% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 -£ 806,275 -£ 3,092,275 -135.27% UNVIABLE £ 570,000 £ 500,000 -£ 4,162,275 -182.08% UNVIABLE

APPENDIX 9D - URBAN SETTLEMENT M4(2) AND M4(3) £25,000 PER UNIT



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable? M4 (2) 95% M4 (3) 5% Adj surplusAdj surplus

%Viable?

1 High Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 50,000 £ 70,193 £ 20,193 40.39% VIABLE £ 1,500 £ 25,000 -£ 6,307 -12.61% UNVIABLE 1 Medium Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 25,000 £ 44,608 £ 19,608 78.43% VIABLE £ 1,500 £ 25,000 -£ 6,892 -27.57% UNVIABLE 1 Low Greenfield 1 0.00% 130 0.03 33.33 £ 2,000 £ - £ 10,000 £ 3,672 -£ 6,328 -63.28% UNVIABLE £ 1,500 £ 25,000 -£ 32,828 -328.28% UNVIABLE 5 High Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 201,673 £ 173,673 620.26% VIABLE £ 6,000 £ 25,000 £ 142,673 509.55% VIABLE 5 Medium Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 £ 114,257 £ 86,257 308.06% VIABLE £ 6,000 £ 25,000 £ 55,257 197.35% VIABLE 5 Low Cleared 5 0.00% 465 0.14 35.71 £ 2,000 £ 200,000 £ 28,000 -£ 27,921 -£ 55,921 -199.72% UNVIABLE £ 6,000 £ 25,000 -£ 86,921 -310.43% UNVIABLE 5 High Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 188,379 £ 132,379 236.39% VIABLE £ 6,000 £ 25,000 £ 101,379 181.03% VIABLE 5 Medium Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 £ 100,701 £ 44,701 79.82% VIABLE £ 6,000 £ 25,000 £ 13,701 24.47% VIABLE 5 Low Occupied 5 0.00% 465 0.14 35.71 £ 2,000 £ 400,000 £ 56,000 -£ 41,817 -£ 97,817 -174.67% UNVIABLE £ 6,000 £ 25,000 -£ 128,817 -230.03% UNVIABLE

14 High Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 490,864 £ 410,864 513.58% VIABLE £ 19,500 £ 25,000 £ 366,364 457.96% VIABLE 14 Medium Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 £ 253,034 £ 173,034 216.29% VIABLE £ 19,500 £ 25,000 £ 128,534 160.67% VIABLE 14 Low Cleared 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 200,000 £ 80,000 -£ 130,372 -£ 210,372 -262.97% UNVIABLE £ 19,500 £ 25,000 -£ 254,872 -318.59% UNVIABLE 14 High Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 452,037 £ 292,037 182.52% VIABLE £ 19,500 £ 25,000 £ 247,537 154.71% VIABLE 14 Medium Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 £ 214,207 £ 54,207 33.88% VIABLE £ 19,500 £ 25,000 £ 9,707 6.07% VIABLE 14 Low Occupied 14 0.00% 1,301 0.40 35.00 £ 2,000 £ 400,000 £ 160,000 -£ 170,074 -£ 330,074 -206.30% UNVIABLE £ 19,500 £ 25,000 -£ 374,574 -234.11% UNVIABLE 50 High Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,598,833 £ 1,274,833 393.47% VIABLE £ 71,250 £ 62,500 £ 1,141,083 352.19% VIABLE 50 Medium Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 896,873 £ 572,873 176.81% VIABLE £ 71,250 £ 62,500 £ 439,123 135.53% VIABLE 50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 -£ 346,241 -£ 670,241 -206.86% UNVIABLE £ 71,250 £ 62,500 -£ 803,991 -248.15% UNVIABLE 50 High Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,451,183 £ 803,183 123.95% VIABLE £ 71,250 £ 62,500 £ 669,433 103.31% VIABLE 50 Medium Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 741,950 £ 93,950 14.50% VIABLE £ 71,250 £ 62,500 -£ 39,800 -6.14% UNVIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 -£ 505,842 -£ 1,153,842 -178.06% UNVIABLE £ 71,250 £ 62,500 -£ 1,287,592 -198.70% UNVIABLE

100 High Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,401,563 £ 2,711,563 392.98% VIABLE £ 142,500 £ 125,000 £ 2,444,063 354.21% VIABLE 100 Medium Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,895,937 £ 1,205,937 174.77% VIABLE £ 142,500 £ 125,000 £ 938,437 136.01% VIABLE 100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 -£ 556,674 -£ 1,246,674 -180.68% UNVIABLE £ 142,500 £ 125,000 -£ 1,514,174 -219.45% UNVIABLE 100 High Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,076,510 £ 1,696,510 122.94% VIABLE £ 142,500 £ 125,000 £ 1,429,010 103.55% VIABLE 100 Medium Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 1,570,883 £ 190,883 13.83% VIABLE £ 142,500 £ 125,000 -£ 76,617 -5.55% UNVIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 -£ 894,030 -£ 2,274,030 -164.78% UNVIABLE £ 142,500 £ 125,000 -£ 2,541,530 -184.17% UNVIABLE

APPENDIX 10A - URBAN EXTENSION ABNORMALS INCREASE BY £100,000 PER NET HA

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?Additional abnormals

(per Ha)Abnormals Adj surplus

Adj surplus % of BLV

Viable?

1 High Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,758,805 £ 1,110,805 171.42% VIABLE £ 100,000 £ 138,000 £ 972,805 150.12% VIABLE 2 High Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,742,955 £ 2,362,955 171.23% VIABLE £ 100,000 £ 276,000 £ 2,086,955 151.23% VIABLE 3 High Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 13,699,057 £ 9,889,057 259.56% VIABLE £ 100,000 £ 1,143,000 £ 8,746,057 229.56% VIABLE 4 Medium Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 250,000 £ 405,000 £ 1,063,378 £ 658,378 162.56% VIABLE £ 100,000 £ 138,000 £ 520,378 128.49% VIABLE 5 Medium Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 250,000 £ 862,500 £ 2,235,663 £ 1,373,163 159.21% VIABLE £ 100,000 £ 276,000 £ 1,097,163 127.21% VIABLE 6 Medium Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 250,000 £ 3,810,000 £ 8,202,013 £ 4,392,013 115.28% VIABLE £ 100,000 £ 1,143,000 £ 3,249,013 85.28% VIABLE

APPENDIX 10B - URBAN SETTLEMENT ABNORMALS INCREASE BY £100,000 PER NET HA



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?Additional abnormals

per Ha

Additional abnormals

Adj surplusAdj Surplus

% of BLVViable?

50 High Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 1,598,833 £ 1,274,833 393.47% VIABLE £ 100,000 £ 138,000 £ 1,136,833 350.87% VIABLE 50 Medium Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 £ 896,873 £ 572,873 176.81% VIABLE £ 100,000 £ 138,000 £ 434,873 134.22% VIABLE 50 High Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 £ 1,451,183 £ 803,183 123.95% VIABLE £ 100,000 £ 138,000 £ 665,183 102.65% VIABLE

100 High Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 3,401,563 £ 2,711,563 392.98% VIABLE £ 100,000 £ 276,000 £ 2,435,563 352.98% VIABLE 100 Medium Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 1,895,937 £ 1,205,937 174.77% VIABLE £ 100,000 £ 276,000 £ 929,937 134.77% VIABLE 100 High Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 £ 3,076,510 £ 1,696,510 122.94% VIABLE £ 100,000 £ 276,000 £ 1,420,510 102.94% VIABLE

BCIS Tender Price Studies – Location Study... · The BCIS Location Study shows pricing levels in...

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Transcript of BCIS Tender Price Studies – Location Study... · The BCIS Location Study shows pricing levels in...