APPENDIX 1A RESIDENTIAL APPRAISALS - Tendring · PDF fileAspirational housing 200 Affordable Tenure Mix Zone Affordable Rent Intermediate Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Bright

APPENDIX 1A RESIDENTIAL APPRAISALS

Revenue Affordable Housing

Private Sale Values Affordable Housing Trigger Value Zone No. Unit No.Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Brightlingsea Type Size sq.m Value Zone 1 1 0Private Sale Values Flats 77 £1,722 Zone 2 2 0

Family housing 96 £1,722 Zone 3 3 0

Aspirational housing 200 £1,829 Zone 4 4 0

Affordable rent Flats 77 £947 Affordable Housing Percentage Zone No. Percentage of AffordableFamily housing 96 £947 Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Brightlingsea 1 0%

Aspirational housing 200 £1,006 Zone 2 - Manningtree/Lawford 2 0%Zone 3 - Frinton-on-Sea 3 0%

New Build Home Buy Flats 77 Zone 4 - Rural Villages 4 0%

Family housing 96

Aspirational housing 200 Affordable Tenure Mix Zone Affordable Rent IntermediateZone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Bright 1 50% 0% 50%

Intermediate Flats 77 £1,119 Flats 0%Family housing 96 £1,119 Family housing 50% 50%

Aspirational housing 200 £1,189 Aspirational housing 0% 0%

Zone 2 - Manningtree/Lawford 2 50% 0% 50%

Zone 2 - Manningtree/Lawford Type Value Flats 0%Private Sale Values Flats 77 £1,938 Family housing 50% 50%

Family housing 96 £1,938 Aspirational housing 0% 0%

Aspirational housing 200 £2,153Zone 3 - Frinton-on-Sea 50% 0% 50%

Affordable rent Flats 77 £1,066 Flats 0%Family housing 96 £1,066 Family housing 50% 50%


New Build Home Buy Flats 77 Zone 4 - Rural Villages 50% 0% 50%Family housing 96 Flats 0%

Aspirational housing 200 Family housing 50% 50%Aspirational housing 0% 0%

Intermediate Flats 77 £1,260

Family housing 96 £1,260 Affordable Housing Grant Type Apply? Amount per unitAspirational housing 200 £1,399

Affordable rent No £25,000

Zone 3 - Frinton-on-Sea Type Value Intermediate No £10,000Private Sale Values Flats 77 £2,153

Family housing 96 £2,153 Private Build Costs Type Cost per sq.mAspirational housing 200 £2,368 Housing £915

Apartments £915

Affordable rent Flats 77 £1,184 AH Affordable Rent Build Costs Type Cost per sq.mFamily housing 96 £1,184 Residential £915

Aspirational housing 200 £1,302

Apartments £915

New Build Home Buy Flats 77 AH Social Rent Build Costs Type Cost per sq.mFamily housing 96 Residential £915

Aspirational housing 200

Apartments £915

Intermediate Flats 77 £1,399 AH Intermediate Build Costs Type Cost per sq.mFamily housing 96 £1,399 Residential £915


Apartments £915

Externals Zone 4 - Rural Villages Type Value Plot external per ha £312,500

Private Sale Values Flats 77 £2,153 Policy Requirements & Abnormals Apply?Family housing 96 £2,153 Site opening up costs (50, 100, 1,000) No per ha £0

Aspirational housing 200 £2,368 Site specific abnormals (up to 10 units brownfield) No per ha £100,000Coastal No per unit £10,000

Affordable rent Flats 77 £1,184 Lifetime homes No per unit £550

Family housing 96 £1,184

Aspirational housing 200 £1,302 Professional Fees as per percentage of build8%

New Build Home Buy Flats 77

Family housing 96 Developer Contributions Apply?Aspirational housing 200

All contributions No per unit £7,000Intermediate Flats 77 £1,399

Family housing 96 £1,399 S.106 Yes per unit £500


CIL No per sq.m £10,000

Housing Mix ContingencyMix 1 5%

Flats 0%

Family housing 100% Sale costsAspirational housing 0% Legals £600 per unit

0% Agents Fees 1.00% private sale value

Mix 2 Marketing 2.00% private sale value

Flats 10%

Family housing 60% FinanceAspiratiomal housing 30% 7%

0%

Mix 3 Time-scales - build rate units/per annumFlats 0% 10 Small sites up to 10 10

Family housing 70% 100 Medium Schemes up to 100 50

Aspirational housing 30% Large Schemes 100

0%

Mix 4 Profit percentage of build costs0% Gross development profit (includes overheads) 20%0%

0% Contractors profit for schemes of 10 unit or less 8%

0%

Mix 5 Benchmark land value per ha0% Zone 1 £494,0000% Zone 2 £865,000

0% Zone 3 & Zone 4 £1,235,000

0%

Mix 60% up to £125,000 0.00%0% 1.00%

0% 3.00%

0% Over £500,000 to £1m 4.00%

Over £1 million 5.00%

Surveyor 1.00%Legals 0.75%

Stamp Duty on Land Purchase

Over £125,000 to £250,000

Over £250,000 to £500,000

Professional fees on Land Purchase

Net site area ha No of dwellings Housing Mix Density

Scenario 1 0.50 15 3 30

Scenario 2 1.67 50 3 30

Scenario 3 3.33 100 3 30

Scenario 4 10.00 300 2 30

Chargeable Floor Space per sq.m

RefNet site area ha No of dwellings Density Floor Space Per Ha Per £psm Per Ha Per £psm Per Ha Per £psm

Scenario 1 0.50 15 30 1,908 893,717 £468 £494,000 £259 £399,717 £209

Scenario 2 1.67 50 30 6,360 871,133 £137 £494,000 £78 £377,133 £59 20

Scenario 3 3.33 100 30 12,720 842,177 £66 £494,000 £39 £348,177 £27

Scenario 4 10.00 300 30 37,590 282,463 £8 £494,000 £13 -£211,537 -£6

Scenario 1 0.50 15 30 1,908 1,673,760 £877 £865,000 £453 £808,760 £424

Scenario 2 1.67 50 30 6,360 1,631,787 £257 £865,000 £136 £766,787 £121 40

Scenario 3 3.33 100 30 12,720 1,577,974 £124 £865,000 £68 £712,974 £56

Scenario 4 10.00 300 30 37,590 864,174 £23 £865,000 £23 -£826 -£0

Scenario 1 0.50 15 30 1,908 2,302,017 £1,207 £1,235,000 £647 £1,067,017 £559

Scenario 2 1.67 50 30 6,360 2,244,429 £353 £1,235,000 £194 £1,009,429 £159 50

Scenario 3 3.33 100 30 12,720 2,170,595 £171 £1,235,000 £97 £935,595 £74

Scenario 4 10.00 300 30 37,590 864,174 £23 £1,235,000 £33 -£370,826 -£10

Scenario 1 0.50 15 30 1,908 2,302,017 £1,207 £1,235,000 £647 £1,067,017 £559

Scenario 2 1.67 50 30 6,360 2,244,429 £353 £1,235,000 £194 £1,009,429 £159 50

Zone 3 - Frinton-on-Sea

Zone 4 - Rural Villages

Residual Land Value Benchmark CIL Overage

Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Brightlingsea

Zone 2 - Manningtree/Lawford

ITEM

Net Site Area 10.00 £302,909 per ha

Mix 2

Private Affordable

Yield 300 300 0

1.0 Development ValueValue Zone 1

1.1 Private Units No. of units Size sq.m Total sq.m £psm Total ValueFlats 30 77 2,310 £1,722 £3,977,820

Family housing 180 96 17,280 £1,722 £29,756,160

Aspirational housing 90 200 18,000 £1,829 £32,922,000

0 0 0 0 £0 £0

300 37590

1.2 Intermediate 30% No. of units Size sq.m £psm Total ValueFlats 0 77 0 £1,119 £0.00

Family housing 0 96 0 £1,119 £0.00

Aspirational housing 0 200 0 £1,189 £0.00

0 0 0 0 £0 £0.00

0 0

1.4 Affordable rent 70% No. of units Size sq.m £psm Total ValueFlats 0 77 0 £947 £0

Family housing 0 96 0 £947 £0

Aspirational housing 0 200 0 £1,006 £0

0 0 0 0 £0 £0

0 0

1.5 Grant incomeAffordable rent £0 per unit £0

Intermediate £0 per unit £0

300 37590 £66,655,980

2.0 Development Cost

2.1 Site Acquisition

2.1.1 Site Value £3,029,091

6.75%

2,824,627

2.3 Build Costs

2.3.1 Private units No. of units Size sq.m Cost per sq.m Total CostsApartment 30 2703 915 £2,472,970.50

Houses 270 35280 £915 £32,281,200.00

300 35280

2.3.2 Intermediate No. of units Size sq.m Cost per sq.m Total CostsApartment 0 0 £915 £0.00

Houses 0 0 £915 £0.00

0 0

2.3.2 New build No. of units Size sq.m Cost per sq.m Total CostsApartment £915 £0.00

Houses £915 £0.00

0 0

2.3.4 Affordable rent No. of units Size sq.m Cost per sq.m Total CostsApartmet 0 0 £915 £0.00

Houses 0 0 £915 £0.00

0 0

300 35280 £34,754,171

2.4 Externals

2.4.1 Plot external £312,500 per ha £3,125,000

2.4.2 Site opening up costs (50, 100, 1,000) £0 per ha £0

2.4.3 Site specific abnormals (up to 10 units brownfield) £0 per ha £0

2.4.4 Coastal £0 per unit £0

2.4.5 Lifetime homes £0 per unit £0

£3,125,0002.5 Professional Fees

2.5.1 as percentage of build costs 8% £3,030,334

£3,030,3342.6 Contingency

2.6.1 Based upon percentage of construction costs 5% £2,045,475

£2,045,475

2.7 Developer contributions

2.7.1 All contributions £0 per unit £0

2.7.2 S.106 £20,000 per unit £6,000,000

2.7.3 CIL £0 per sq.m £0

£6,000,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £666,560

2.8.2 Marketing 2.00% £1,333,120

2.8.3 Legals £600 per unit £180,000

£2,179,679

TOTAL DEVELOPMENT COSTS 53,959,2863.0 Developers' Pofit

3.1 Based upon percentage of construction costs Rate

20% 10,791,857


0% 0

10,791,857

TOTAL PROJECT COSTS [EXCLUDING INTEREST] 64,751,143

TOTAL INCOME - TOTAL COSTS [EXCLUDING INTEREST] 1,904,837

4.00 Finance Costs APR PCM

7.00% 0.565% -3,261,310

TOTAL PROJECT COSTS [INCLUDING INTEREST]

Less Purchaser Costs

ITEM


Mix 2

Private Affordable

Yield 300 300 0



Family housing 180 96 17,280 £1,722 £29,756,160


0 0 0 0 £0 £0

300 37590


Family housing 0 96 0 £1,119 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



300 37590 £66,655,980



2.1.1 Site Value £9,267,277

6.75%

8,641,736

2.3 Build Costs


Houses 270 35280 £915 £32,281,200.00

300 35280


Houses 0 0 £915 £0.00

0 0


Houses £915 £0.00

0 0


Houses 0 0 £915 £0.00

0 0

300 35280 £34,754,171

2.4 Externals










£2,045,475



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £666,560

2.8.2 Marketing 2.00% £1,333,120

2.8.3 Legals £600 per unit £180,000

£2,179,679



20% 10,785,279


0% 0

10,785,279




7.00% 0.565% -3,300,779



ITEM


Mix 2

Private Affordable

Yield 300 300 0



Family housing 180 96 17,280 £1,722 £29,756,160


0 0 0 0 £0 £0

300 37590


Family housing 0 96 0 £1,119 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



300 37590 £66,655,980



2.1.1 Site Value £9,267,277

6.75%

8,641,736

2.3 Build Costs


Houses 270 35280 £915 £32,281,200.00

300 35280


Houses 0 0 £915 £0.00

0 0


Houses £915 £0.00

0 0


Houses 0 0 £915 £0.00

0 0

300 35280 £34,754,171

2.4 Externals










£2,045,475



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £666,560

2.8.2 Marketing 2.00% £1,333,120

2.8.3 Legals £600 per unit £180,000

£2,179,679



20% 10,785,279


0% 0

10,785,279




7.00% 0.565% -3,300,779



ITEM


Mix 3

Private Affordable

Yield 100 100 0


1.1 Private Units No. of units Size sq.m Total sq.m £psm Total ValueFlats 0 77 0 £1,722 £0

Family housing 70 96 6,720 £1,722 £11,571,840


0 0 0 0 £0 £0

100 12720


Family housing 0 96 0 £1,119 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



100 12720 £22,545,840



2.1.1 Site Value £3,010,463

6.75%

2,807,256

2.3 Build Costs

2.3.1 Private units No. of units Size sq.m Cost per sq.m Total CostsApartment 0 0 915 £0.00

Houses 100 12720 £915 £11,638,800.00

100 12720


Houses 0 0 £915 £0.00

0

2.3.2 New build No. of units Size sq.m Cost per sq.m Total CostsApartment 0 0 £915 £0.00

Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

100 £11,638,800

2.4 Externals









2.6.1 Based upon percentage of construction costs 5% £684,745

£684,745



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £225,458

2.8.2 Marketing 2.00% £450,917

2.8.3 Legals £600 per unit £60,000

£736,375



20% 3,594,656


0% 0

3,594,656


TOTAL INCOME - TOTAL COSTS [EXCLUDING INTEREST] 977,903


7.00% 0.565% -977,903



ITEM

Net Site Area 3.33 £1,692,197 per ha

Mix 3

Private Affordable

Yield 100 100 0



Family housing 70 96 6,720 £1,938 £13,023,360


0 0 0 0 £0 £0

100 12720


Family housing 0 96 0 £1,260 £0.00


0 0 0 0 £0 £0.00

0 0

1.4 Affordable rent 70% No. of units Size sq.m £psm Total ValueFlats 0 77 0 £1,066 £0.00

Family housing 0 96 0 £1,066 £0.00


0 0 0 0 £0 £0.00

0 0



100 12720 £25,941,360



2.1.1 Site Value £5,640,657

6.75%

5,259,912

2.3 Build Costs


Houses 100 12720 £915 £11,638,800.00

100 12720


Houses 0 0 £915 £0.00

0 0


Houses £915 £0.00

0 0


Houses 0 0 £915 £0.00

0 0

100 12720 £11,638,800

2.4 Externals










£684,745



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £259,414

2.8.2 Marketing 2.00% £518,827

2.8.3 Legals £600 per unit £60,000

£838,241



20% 4,105,560


0% 0

4,105,560




7.00% 0.565% -1,307,997



ITEM


Mix 3

Private Affordable

Yield 100 100 0



Family housing 70 96 6,720 £2,153 £14,468,160


0 0 0 0 £0 £0

100 12720


Family housing 0 96 0 £1,399 £0.00


0 0 0 0 £0 £0.00

0 0


Family housing 0 96 0 £1,184 £0.00


0 0 0 0 £0 £0.00

0 0



100 12720 £28,676,160



2.1.1 Site Value £7,759,053

6.75%

7,235,317

2.3 Build Costs


Houses 100 12720 £915 £11,638,800.00

100


Houses 0 0 £915 £0.00

0


Houses £915 £0.00

0


Houses 0 0 £915 £0.00

0

100 £11,638,800

2.4 Externals










£684,745



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £286,762

2.8.2 Marketing 2.00% £573,523

2.8.3 Legals £600 per unit £60,000

£920,285



20% 4,517,050


0% 0

4,517,050




7.00% 0.565% -1,573,859



ITEM


Mix 3

Private Affordable

Yield 50 50 0



Family housing 35 96 3,360 £1,722 £5,785,920


0 0 0 0 £0 £0

50 6360


Family housing 0 96 0 £1,119 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



50 6360 £11,272,920



2.1.1 Site Value £1,556,984

6.75%

1,451,888

2.3 Build Costs


Houses 50 6360 £915 £5,819,400.00

50 6360


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

50 £5,819,400

2.4 Externals

2.4.1 Plot external £312,500 per ha £520,833





£520,8332.5 Professional Fees

2.5.1 as percentage of build costs 8% £507,219

£507,2192.6 Contingency


£342,373



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £112,729

2.8.2 Marketing 2.00% £225,458

2.8.3 Legals £600 per unit £30,000

£368,188



20% 1,806,980


0% 0

1,806,980




7.00% 0.565% -431,040



ITEM


Mix 3

Private Affordable

Yield 50 50 0



Family housing 35 96 3,360 £1,938 £6,511,680


0 0 0 0 £0 £0

50 6360


Family housing 0 96 0 £1,260 £0.00


0 0 0 0 £0 £0.00

0 0

1.4 Affordable rent 70% No. of units Size sq.m £psm Total ValueFlats 0 77 0 £1,066 £0

Family housing 0 96 0 £1,066 £0


0 0 0 0 £0 £0

0 0



50 6360 £12,970,680



2.1.1 Site Value £2,916,510

6.75%

2,719,645

2.3 Build Costs


Houses 50 6360 £915 £5,819,400.00

50 6360


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

50 £5,819,400

2.4 Externals










£342,373



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £129,707

2.8.2 Marketing 2.00% £259,414

2.8.3 Legals £600 per unit £30,000

£419,120



20% 2,070,718


0% 0

2,070,718




7.00% 0.565% -546,372



ITEM


Mix 3

Private Affordable

Yield 50 50 0



Family housing 35 96 3,360 £2,153 £7,234,080


0 0 0 0 £0 £0

50 6360


Family housing 0 96 0 £1,399 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



50 6360 £14,338,080



2.1.1 Site Value £4,011,491

6.75%

3,740,716

2.3 Build Costs


Houses 50 6360 £915 £5,819,400.00

50 6360


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

50 £5,819,400

2.4 Externals










£342,373



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £143,381

2.8.2 Marketing 2.00% £286,762

2.8.3 Legals £600 per unit £30,000

£460,142



20% 2,283,137


0% 0

2,283,137




7.00% 0.565% -639,261



ITEM


Mix 3

Private Affordable

Yield 50 50 0



Family housing 35 96 3,360 £2,153 £7,234,080


0 0 0 0 £0 £0

50 6360


Family housing 0 96 0 £1,399 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



50 6360 £14,338,080



2.1.1 Site Value £4,011,491

6.75%

3,740,716

2.3 Build Costs


Houses 50 6360 £915 £5,819,400.00

50 6360


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

50 £5,819,400

2.4 Externals










£342,373



2.7.2 S.106 £500 per unit £25,000

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £143,381

2.8.2 Marketing 2.00% £286,762

2.8.3 Legals £600 per unit £30,000

£460,142



20% 2,283,137


0% 0

2,283,137




7.00% 0.565% -639,261



ITEM


Mix 3

Private Affordable

Yield 15 15 0



Family housing 11 96 1,008 £1,722 £1,735,776

Aspirational housing 5 200 900 £1,829 £1,646,100

0 0 0 0 £0 £0

15 1908


Family housing 0 96 0 £1,119 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



15 1908 £3,381,876



2.1.1 Site Value £469,143

4.75%

446,858

2.3 Build Costs


Houses 15 1908 £915 £1,745,820.00

15 1908


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

15 £1,745,820

2.4 Externals










£102,712



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £33,819

2.8.2 Marketing 2.00% £67,638

2.8.3 Legals £600 per unit £9,000

£110,456



20% 544,352


0% 0

544,352




7.00% 0.565% -115,762



ITEM


Mix 3

Private Affordable

Yield 15 15 0



Family housing 11 96 1,008 £1,938 £1,953,504


0 0 0 0 £0 £0

15 1908


Family housing 0 96 0 £1,260 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



15 1908 £3,891,204



2.1.1 Site Value £887,936

5.75%

836,880

2.3 Build Costs


Houses 15 1908 £915 £1,745,820.00

15 1908


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

15 £1,745,820

2.4 Externals










£102,712



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £38,912

2.8.2 Marketing 2.00% £77,824

2.8.3 Legals £600 per unit £9,000

£125,736



20% 625,413


0% 0

625,413




7.00% 0.565% -138,728



ITEM


Mix 3

Private Affordable

Yield 15 15 0



Family housing 11 96 1,008 £2,153 £2,170,224


0 0 0 0 £0 £0

15 1908


Family housing 0 96 0 £1,399 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



15 1908 £4,301,424



2.1.1 Site Value £1,234,326

6.75%

1,151,009

2.3 Build Costs


Houses 15 1908 £915 £1,745,820.00

15 1908


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

15 £1,745,820

2.4 Externals










£102,712



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £43,014

2.8.2 Marketing 2.00% £86,028

2.8.3 Legals £600 per unit £9,000

£138,043



20% 690,700


0% 0

690,700




7.00% 0.565% -157,226



ITEM


Mix 3

Private Affordable

Yield 15 15 0



Family housing 11 96 1,008 £2,153 £2,170,224


0 0 0 0 £0 £0

15 1908


Family housing 0 96 0 £1,399 £0.00


0 0 0 0 £0 £0.00

0 0




0 0 0 0 £0 £0

0 0



15 1908 £4,301,424



2.1.1 Site Value £1,234,326

6.75%

1,151,009

2.3 Build Costs


Houses 15 1908 £915 £1,745,820.00

15 1908


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0


Houses 0 0 £915 £0.00

0

15 £1,745,820

2.4 Externals










£102,712



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £43,014

2.8.2 Marketing 2.00% £86,028

2.8.3 Legals £600 per unit £9,000

£138,043



20% 690,700


0% 0

690,700




7.00% 0.565% -157,226










Family housing 96

















Apartments £915



Apartments £915



Apartments £915



Apartments £915














Flats 0%




Flats 10%


0%




0%



0%


0% Zone 3 & Zone 4 £1,235,000

0%

Mix 60% up to £125,000 0.00%0% 1.00%

0% 3.00%

0% Over £500,000 to £1m 4.00%




Over £125,000 to £250,000

Over £250,000 to £500,000



Scenario 1 0.50 15 3 30

Scenario 2 1.67 50 3 30

Scenario 3 3.33 100 3 30

Scenario 4 10.00 300 2 30



Scenario 1 0.50 15 30 1,717 638,025 £372 £494,000 £288 £144,025 £84

Scenario 2 1.67 50 30 5,724 621,796 £109 £494,000 £86 £127,796 £22 0

Scenario 3 3.33 100 30 11,448 600,989 £52 £494,000 £43 £106,989 £9

Scenario 4 10.00 300 30 33,831 53,695 £2 £494,000 £15 -£440,305 -£13

Scenario 1 0.50 15 30 1,717 1,369,713 £798 £865,000 £504 £504,713 £294

Scenario 2 1.67 50 30 5,724 1,335,298 £233 £865,000 £151 £470,298 £82 20

Scenario 3 3.33 100 30 11,448 1,291,173 £113 £865,000 £76 £426,173 £37

Scenario 4 10.00 300 30 33,831 635,406 £19 £865,000 £26 -£229,594 -£7

Scenario 1 0.50 15 30 1,717 1,964,657 £1,144 £1,235,000 £719 £729,657 £425

Scenario 2 1.67 50 30 5,724 1,915,454 £335 £1,235,000 £216 £680,454 £119 40

Scenario 3 3.33 100 30 11,448 1,852,370 £162 £1,235,000 £108 £617,370 £54

Scenario 4 10.00 300 30 33,831 635,406 £19 £1,235,000 £37 -£599,594 -£18

Scenario 1 0.50 15 30 1,717 1,964,657 £1,144 £1,235,000 £719 £729,657 £425

Scenario 2 1.67 50 30 5,724 1,915,454 £335 £1,235,000 £216 £680,454 £119 40






ITEM


Mix 2

Private Affordable

Yield 300 270 30



Family housing 162 96 15,552 £1,722 £26,780,544


0 0 0 0 £0 £0

270 33831


Family housing 15 96 1,440 £1,119 £1,611,792.00


0 0 0 0 £0 £0.00

15 1440


Family housing 15 96 1,440 £947 £1,363,824


0 0 0 0 £0 £0

15 1440



300 36711 £62,965,998



2.1.1 Site Value £569,705

5.75%

536,947

2.3 Build Costs


Houses 243 31752 £915 £29,053,080.00

270 31752


Houses 15 1440 £915 £1,317,600.00

15 1440


Houses £915 £0.00

0 0


Houses 15 1440 £915 £1,317,600.00

15 1440

300 34632 £33,913,953

2.4 Externals










£2,033,853



2.7.2 S.106 £20,000 per unit £6,000,000

2.7.3 CIL £0 per sq.m £0

£6,000,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £599,904

2.8.2 Marketing 2.00% £1,199,808

2.8.3 Legals £600 per unit £180,000

£1,979,711



20% 10,245,516


0% 0

10,245,516




7.00% 0.565% -2,841,666



ITEM


Mix 2

Private Affordable

Yield 300 270 30



Family housing 162 96 15,552 £1,722 £26,780,544


0 0 0 0 £0 £0

270 33831


Family housing 15 96 1,440 £1,119 £1,611,792.00


0 0 0 0 £0 £0.00

15 1440


Family housing 15 96 1,440 £947 £1,363,824


0 0 0 0 £0 £0

15 1440



300 36711 £62,965,998



2.1.1 Site Value £6,814,002

6.75%

6,354,056

2.3 Build Costs


Houses 243 31752 £915 £29,053,080.00

270 31752


Houses 15 1440 £915 £1,317,600.00

15 1440


Houses £915 £0.00

0 0


Houses 15 1440 £915 £1,317,600.00

15 1440

300 34632 £33,913,953

2.4 Externals










£2,033,853



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £599,904

2.8.2 Marketing 2.00% £1,199,808

2.8.3 Legals £600 per unit £180,000

£1,979,711



20% 10,238,938


0% 0

10,238,938




7.00% 0.565% -2,881,135



ITEM


Mix 2

Private Affordable

Yield 300 270 30



Family housing 162 96 15,552 £1,722 £26,780,544


0 0 0 0 £0 £0

270 33831


Family housing 15 96 1,440 £1,119 £1,611,792.00


0 0 0 0 £0 £0.00

15 1440


Family housing 15 96 1,440 £947 £1,363,824


0 0 0 0 £0 £0

15 1440



300 36711 £62,965,998



2.1.1 Site Value £6,814,002

6.75%

6,354,056

2.3 Build Costs


Houses 243 31752 £915 £29,053,080.00

270 31752


Houses 15 1440 £915 £1,317,600.00

15 1440


Houses £915 £0.00

0 0


Houses 15 1440 £915 £1,317,600.00

15 1440

300 34632 £33,913,953

2.4 Externals










£2,033,853



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £599,904

2.8.2 Marketing 2.00% £1,199,808

2.8.3 Legals £600 per unit £180,000

£1,979,711



20% 10,238,938


0% 0

10,238,938




7.00% 0.565% -2,881,135



ITEM


Mix 3

Private Affordable

Yield 100 90 10



Family housing 63 96 6,048 £1,722 £10,414,656


0 0 0 0 £0 £0

90 11448


Family housing 5 96 480 £1,119 £537,264.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £947 £454,608


0 0 0 0 £0 £0

5 480



100 12408 £21,283,128



2.1.1 Site Value £2,148,307

6.75%

2,003,297

2.3 Build Costs


Houses 90 11448 £915 £10,474,920.00

90 11448


Houses 5 480 £915 £439,200.00

5


Houses 0 0 £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

100 £11,353,320

2.4 Externals










£680,579



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £202,913

2.8.2 Marketing 2.00% £405,825

2.8.3 Legals £600 per unit £60,000

£668,738



20% 3,402,840


0% 0

3,402,840




7.00% 0.565% -866,089



ITEM


Mix 3

Private Affordable

Yield 100 90 10



Family housing 63 96 6,048 £1,938 £11,721,024


0 0 0 0 £0 £0

90 11448


Family housing 5 96 480 £1,260 £604,656.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £1,066 £511,632.00


0 0 0 0 £0 £0.00

5 480



100 12408 £24,463,512



2.1.1 Site Value £4,615,455

6.75%

4,303,912

2.3 Build Costs


Houses 90 11448 £915 £10,474,920.00

90 11448


Houses 5 480 £915 £439,200.00

5 480


Houses £915 £0.00

0 0


Houses 5 480 £915 £439,200.00

5 480

100 12408 £11,353,320

2.4 Externals










£680,579



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £233,472

2.8.2 Marketing 2.00% £466,944

2.8.3 Legals £600 per unit £60,000

£760,417



20% 3,881,299


0% 0

3,881,299




7.00% 0.565% -1,175,720



ITEM


Mix 3

Private Affordable

Yield 100 90 10



Family housing 63 96 6,048 £2,153 £13,021,344


0 0 0 0 £0 £0

90 11448


Family housing 5 96 480 £1,399 £671,736.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £1,184 £568,392.00


0 0 0 0 £0 £0.00

5 480



100 12408 £27,048,672



2.1.1 Site Value £6,621,521

6.75%

6,174,568

2.3 Build Costs


Houses 90 11448 £915 £10,474,920.00

90


Houses 5 480 £915 £439,200.00

5


Houses £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

100 £11,353,320

2.4 Externals










£680,579



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £258,085

2.8.2 Marketing 2.00% £516,171

2.8.3 Legals £600 per unit £60,000

£834,256



20% 4,270,198


0% 0

4,270,198




7.00% 0.565% -1,427,485



ITEM


Mix 3

Private Affordable

Yield 50 45 5



Family housing 32 96 3,024 £1,722 £5,207,328


0 0 0 0 £0 £0

45 5724


Family housing 3 96 240 £1,119 £268,632.00


0 0 0 0 £0 £0.00

3 240


Family housing 3 96 240 £947 £227,304


0 0 0 0 £0 £0

3 240



50 6204 £10,641,564



2.1.1 Site Value £1,111,343

6.75%

1,036,327

2.3 Build Costs


Houses 45 5724 £915 £5,237,460.00

45 5724


Houses 3 240 £915 £219,600.00

3


Houses 0 0 £915 £0.00

0


Houses 3 240 £915 £219,600.00

3

50 £5,676,660

2.4 Externals










£340,290



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £101,456

2.8.2 Marketing 2.00% £202,913

2.8.3 Legals £600 per unit £30,000

£334,369



20% 1,708,356


0% 0

1,708,356




7.00% 0.565% -391,430



ITEM


Mix 3

Private Affordable

Yield 50 45 5



Family housing 32 96 3,024 £1,938 £5,860,512


0 0 0 0 £0 £0

45 5724


Family housing 3 96 240 £1,260 £302,328.00


0 0 0 0 £0 £0.00

3 240


Family housing 3 96 240 £1,066 £255,816


0 0 0 0 £0 £0

3 240



50 6204 £12,231,756



2.1.1 Site Value £2,386,591

6.75%

2,225,496

2.3 Build Costs


Houses 45 5724 £915 £5,237,460.00

45 5724


Houses 3 240 £915 £219,600.00

3


Houses 0 0 £915 £0.00

0


Houses 3 240 £915 £219,600.00

3

50 £5,676,660

2.4 Externals










£340,290



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £116,736

2.8.2 Marketing 2.00% £233,472

2.8.3 Legals £600 per unit £30,000

£380,208



20% 1,955,357


0% 0

1,955,357




7.00% 0.565% -499,611



ITEM


Mix 3

Private Affordable

Yield 50 45 5



Family housing 32 96 3,024 £2,153 £6,510,672


0 0 0 0 £0 £0

45 5724


Family housing 3 96 240 £1,399 £335,868.00


0 0 0 0 £0 £0.00

3 240


Family housing 3 96 240 £1,184 £284,196


0 0 0 0 £0 £0

3 240



50 6204 £13,524,336



2.1.1 Site Value £3,423,510

6.75%

3,192,423

2.3 Build Costs


Houses 45 5724 £915 £5,237,460.00

45 5724


Houses 3 240 £915 £219,600.00

3


Houses 0 0 £915 £0.00

0


Houses 3 240 £915 £219,600.00

3

50 £5,676,660

2.4 Externals










£340,290



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £129,043

2.8.2 Marketing 2.00% £258,085

2.8.3 Legals £600 per unit £30,000

£417,128



20% 2,156,127


0% 0

2,156,127




7.00% 0.565% -587,575



ITEM


Mix 3

Private Affordable

Yield 50 45 5



Family housing 32 96 3,024 £2,153 £6,510,672


0 0 0 0 £0 £0

45 5724


Family housing 3 96 240 £1,399 £335,868.00


0 0 0 0 £0 £0.00

3 240


Family housing 3 96 240 £1,184 £284,196


0 0 0 0 £0 £0

3 240



50 6204 £13,524,336



2.1.1 Site Value £3,423,510

6.75%

3,192,423

2.3 Build Costs


Houses 45 5724 £915 £5,237,460.00

45 5724


Houses 3 240 £915 £219,600.00

3


Houses 0 0 £915 £0.00

0


Houses 3 240 £915 £219,600.00

3

50 £5,676,660

2.4 Externals










£340,290



2.7.2 S.106 £500 per unit £25,000

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £129,043

2.8.2 Marketing 2.00% £258,085

2.8.3 Legals £600 per unit £30,000

£417,128



20% 2,156,127


0% 0

2,156,127




7.00% 0.565% -587,575



ITEM


Mix 3

Private Affordable

Yield 15 14 2



Family housing 9 96 907 £1,722 £1,562,198


0 0 0 0 £0 £0

14 1717


Family housing 1 96 72 £1,119 £80,589.60


0 0 0 0 £0 £0.00

1 72


Family housing 1 96 72 £947 £68,191


0 0 0 0 £0 £0

1 72



15 1861 £3,192,469



2.1.1 Site Value £334,922

4.75%

319,013

2.3 Build Costs


Houses 14 1717 £915 £1,571,238.00

14 1717


Houses 1 72 £915 £65,880.00

1


Houses 0 0 £915 £0.00

0


Houses 1 72 £915 £65,880.00

1

15 £1,702,998

2.4 Externals










£102,087



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £30,437

2.8.2 Marketing 2.00% £60,874

2.8.3 Legals £600 per unit £9,000

£100,311



20% 514,130


0% 0

514,130




7.00% 0.565% -107,691



ITEM


Mix 3

Private Affordable

Yield 15 14 2



Family housing 9 96 907 £1,938 £1,758,154


0 0 0 0 £0 £0

14 1717


Family housing 1 96 72 £1,260 £90,698.40


0 0 0 0 £0 £0.00

1 72


Family housing 1 96 72 £1,066 £76,745


0 0 0 0 £0 £0

1 72



15 1861 £3,669,527



2.1.1 Site Value £726,638

5.75%

684,857

2.3 Build Costs


Houses 14 1717 £915 £1,571,238.00

14 1717


Houses 1 72 £915 £65,880.00

1


Houses 0 0 £915 £0.00

0


Houses 1 72 £915 £65,880.00

1

15 £1,702,998

2.4 Externals










£102,087



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £35,021

2.8.2 Marketing 2.00% £70,042

2.8.3 Legals £600 per unit £9,000

£114,063



20% 590,049


0% 0

590,049




7.00% 0.565% -129,234



ITEM


Mix 3

Private Affordable

Yield 15 14 2



Family housing 9 96 907 £2,153 £1,953,202


0 0 0 0 £0 £0

14 1717


Family housing 1 96 72 £1,399 £100,760.40


0 0 0 0 £0 £0.00

1 72


Family housing 1 96 72 £1,184 £85,259


0 0 0 0 £0 £0

1 72



15 1861 £4,057,301



2.1.1 Site Value £1,053,435

6.75%

982,328

2.3 Build Costs


Houses 14 1717 £915 £1,571,238.00

14 1717


Houses 1 72 £915 £65,880.00

1


Houses 0 0 £915 £0.00

0


Houses 1 72 £915 £65,880.00

1

15 £1,702,998

2.4 Externals










£102,087



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £38,713

2.8.2 Marketing 2.00% £77,426

2.8.3 Legals £600 per unit £9,000

£125,138



20% 651,758


0% 0

651,758




7.00% 0.565% -146,751



ITEM


Mix 3

Private Affordable

Yield 15 14 2



Family housing 9 96 907 £2,153 £1,953,202


0 0 0 0 £0 £0

14 1717


Family housing 1 96 72 £1,399 £100,760.40


0 0 0 0 £0 £0.00

1 72


Family housing 1 96 72 £1,184 £85,259


0 0 0 0 £0 £0

1 72



15 1861 £4,057,301



2.1.1 Site Value £1,053,435

6.75%

982,328

2.3 Build Costs


Houses 14 1717 £915 £1,571,238.00

14 1717


Houses 1 72 £915 £65,880.00

1


Houses 0 0 £915 £0.00

0


Houses 1 72 £915 £65,880.00

1

15 £1,702,998

2.4 Externals










£102,087



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £38,713

2.8.2 Marketing 2.00% £77,426

2.8.3 Legals £600 per unit £9,000

£125,138



20% 651,758


0% 0

651,758




7.00% 0.565% -146,751










Family housing 96

















Apartments £915



Apartments £915



Apartments £915



Apartments £915














Flats 0%




Flats 10%


0%




0%



0%


0% Zone 3 & Zone 4 £1,235,000

0%

Mix 60% up to £125,000 0.00%0% 1.00%

0% 3.00%

0% Over £500,000 to £1m 4.00%




Over £125,000 to £250,000

Over £250,000 to £500,000



Scenario 1 0.50 15 3 30

Scenario 2 1.67 50 3 30

Scenario 3 3.33 100 3 30

Scenario 4 10.00 300 2 30



Scenario 1 0.50 15 30 1,526 452,218 £296 £494,000 £324 -£41,782 -£27

Scenario 2 1.67 50 30 5,088 440,608 £87 £494,000 £97 -£53,392 -£10

Scenario 3 3.33 100 30 10,176 425,721 £42 £494,000 £49 -£68,279 -£7 0

Scenario 4 10.00 300 30 30,072 -113,600 -£4 £494,000 £16 -£607,600 -£20

Scenario 1 0.50 15 30 1,526 1,135,551 £744 £865,000 £567 £270,551 £177

Scenario 2 1.67 50 30 5,088 1,106,956 £218 £865,000 £170 £241,956 £48

Scenario 3 3.33 100 30 10,176 1,070,294 £105 £865,000 £85 £205,294 £20 15

Scenario 4 10.00 300 30 30,072 468,749 £16 £865,000 £29 -£396,251 -£13

Scenario 1 0.50 15 30 1,526 1,697,181 £1,112 £1,235,000 £809 £462,181 £303

Scenario 2 1.67 50 30 5,088 1,654,626 £325 £1,235,000 £243 £419,626 £82

Scenario 3 3.33 100 30 10,176 1,600,066 £157 £1,235,000 £121 £365,066 £36 30

Scenario 4 10.00 300 30 30,072 468,749 £16 £1,235,000 £41 -£766,251 -£25

Scenario 1 0.50 15 30 1,526 1,697,181 £1,112 £1,235,000 £809 £462,181 £303

Scenario 2 1.67 50 30 5,088 1,654,626 £325 £1,235,000 £243 £419,626 £82 30






ITEM

Net Site Area 10.00 -£115,624 per ha

Mix 2

Private Affordable

Yield 300 240 60



Family housing 144 96 13,824 £1,722 £23,804,928


0 0 0 0 £0 £0

240 30072


Family housing 30 96 2,880 £1,119 £3,223,584.00


0 0 0 0 £0 £0.00

30 2880


Family housing 30 96 2,880 £947 £2,727,648


0 0 0 0 £0 £0

30 2880



300 35832 £59,276,016



2.1.1 Site Value -£1,156,236

1.75%

-1,136,002

2.3 Build Costs


Houses 216 28224 £915 £25,824,960.00

240 28224


Houses 30 2880 £915 £2,635,200.00

30 2880


Houses £915 £0.00

0 0


Houses 30 2880 £915 £2,635,200.00

30 2880

300 33984 £33,073,736

2.4 Externals










£1,988,482



2.7.2 S.106 £20,000 per unit £6,000,000

2.7.3 CIL £0 per sq.m £0

£6,000,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £533,248

2.8.2 Marketing 2.00% £1,066,496

2.8.3 Legals £600 per unit £180,000

£1,779,744



20% 9,680,372


0% 0

9,680,372




7.00% 0.565% -2,512,463



ITEM


Mix 2

Private Affordable

Yield 300 240 60



Family housing 144 96 13,824 £1,722 £23,804,928


0 0 0 0 £0 £0

240 30072


Family housing 30 96 2,880 £1,119 £3,223,584.00


0 0 0 0 £0 £0.00

30 2880


Family housing 30 96 2,880 £947 £2,727,648


0 0 0 0 £0 £0

30 2880



300 35832 £59,276,016



2.1.1 Site Value £5,026,803

6.75%

4,687,494

2.3 Build Costs


Houses 216 28224 £915 £25,824,960.00

240 28224


Houses 30 2880 £915 £2,635,200.00

30 2880


Houses £915 £0.00

0 0


Houses 30 2880 £915 £2,635,200.00

30 2880

300 33984 £33,073,736

2.4 Externals










£1,988,482



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £533,248

2.8.2 Marketing 2.00% £1,066,496

2.8.3 Legals £600 per unit £180,000

£1,779,744



20% 9,675,071


0% 0

9,675,071




7.00% 0.565% -2,544,268



ITEM


Mix 2

Private Affordable

Yield 300 240 60



Family housing 144 96 13,824 £1,722 £23,804,928


0 0 0 0 £0 £0

240 30072


Family housing 30 96 2,880 £1,119 £3,223,584.00


0 0 0 0 £0 £0.00

30 2880


Family housing 30 96 2,880 £947 £2,727,648


0 0 0 0 £0 £0

30 2880



300 35832 £59,276,016



2.1.1 Site Value £5,026,803

6.75%

4,687,494

2.3 Build Costs


Houses 216 28224 £915 £25,824,960.00

240 28224


Houses 30 2880 £915 £2,635,200.00

30 2880


Houses £915 £0.00

0 0


Houses 30 2880 £915 £2,635,200.00

30 2880

300 33984 £33,073,736

2.4 Externals










£1,988,482



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £533,248

2.8.2 Marketing 2.00% £1,066,496

2.8.3 Legals £600 per unit £180,000

£1,779,744



20% 9,675,071


0% 0

9,675,071




7.00% 0.565% -2,544,268



ITEM


Mix 3

Private Affordable

Yield 100 80 20



Family housing 56 96 5,376 £1,722 £9,257,472


0 0 0 0 £0 £0

80 10176


Family housing 10 96 960 £1,119 £1,074,528.00


0 0 0 0 £0 £0.00

10 960


Family housing 10 96 960 £947 £909,216


0 0 0 0 £0 £0

10 960



100 12096 £20,020,416



2.1.1 Site Value £1,521,792

6.75%

1,419,071

2.3 Build Costs


Houses 80 10176 £915 £9,311,040.00

80 10176


Houses 10 960 £915 £878,400.00

10


Houses 0 0 £915 £0.00

0


Houses 10 960 £915 £878,400.00

10

100 £11,067,840

2.4 Externals










£665,163



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £180,367

2.8.2 Marketing 2.00% £360,733

2.8.3 Legals £600 per unit £60,000

£601,100



20% 3,207,720


0% 0

3,207,720




7.00% 0.565% -774,093



ITEM


Mix 3

Private Affordable

Yield 100 80 20



Family housing 56 96 5,376 £1,938 £10,418,688


0 0 0 0 £0 £0

80 10176


Family housing 10 96 960 £1,260 £1,209,312.00


0 0 0 0 £0 £0.00

10 960


Family housing 10 96 960 £1,066 £1,023,264.00


0 0 0 0 £0 £0.00

10 960



100 12096 £22,985,664



2.1.1 Site Value £3,825,893

6.75%

3,567,645

2.3 Build Costs


Houses 80 10176 £915 £9,311,040.00

80 10176


Houses 10 960 £915 £878,400.00

10 960


Houses £915 £0.00

0 0


Houses 10 960 £915 £878,400.00

10 960

100 12096 £11,067,840

2.4 Externals










£665,163



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £207,531

2.8.2 Marketing 2.00% £415,062

2.8.3 Legals £600 per unit £60,000

£682,593



20% 3,653,734


0% 0

3,653,734




7.00% 0.565% -1,063,262



ITEM


Mix 3

Private Affordable

Yield 100 80 20



Family housing 56 96 5,376 £2,153 £11,574,528


0 0 0 0 £0 £0

80 10176


Family housing 10 96 960 £1,399 £1,343,472.00


0 0 0 0 £0 £0.00

10 960


Family housing 10 96 960 £1,184 £1,136,784.00


0 0 0 0 £0 £0.00

10 960



100 12096 £25,421,184



2.1.1 Site Value £5,719,629

6.75%

5,333,554

2.3 Build Costs


Houses 80 10176 £915 £9,311,040.00

80


Houses 10 960 £915 £878,400.00

10


Houses £915 £0.00

0


Houses 10 960 £915 £878,400.00

10

100 £11,067,840

2.4 Externals










£665,163



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £229,409

2.8.2 Marketing 2.00% £458,819

2.8.3 Legals £600 per unit £60,000

£748,228



20% 4,020,042


0% 0

4,020,042




7.00% 0.565% -1,300,929



ITEM


Mix 3

Private Affordable

Yield 50 40 10



Family housing 28 96 2,688 £1,722 £4,628,736


0 0 0 0 £0 £0

40 5088


Family housing 5 96 480 £1,119 £537,264.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £947 £454,608


0 0 0 0 £0 £0

5 480



50 6048 £10,010,208



2.1.1 Site Value £779,147

5.75%

734,346

2.3 Build Costs


Houses 40 5088 £915 £4,655,520.00

40 5088


Houses 5 480 £915 £439,200.00

5


Houses 0 0 £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

50 £5,533,920

2.4 Externals










£332,582



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £90,183

2.8.2 Marketing 2.00% £180,367

2.8.3 Legals £600 per unit £30,000

£300,550



20% 1,608,822


0% 0

1,608,822




7.00% 0.565% -357,274



ITEM


Mix 3

Private Affordable

Yield 50 40 10



Family housing 28 96 2,688 £1,938 £5,209,344


0 0 0 0 £0 £0

40 5088


Family housing 5 96 480 £1,260 £604,656.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £1,066 £511,632


0 0 0 0 £0 £0

5 480



50 6048 £11,492,832



2.1.1 Site Value £1,978,473

6.75%

1,844,926

2.3 Build Costs


Houses 40 5088 £915 £4,655,520.00

40 5088


Houses 5 480 £915 £439,200.00

5


Houses 0 0 £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

50 £5,533,920

2.4 Externals










£332,582



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £103,765

2.8.2 Marketing 2.00% £207,531

2.8.3 Legals £600 per unit £30,000

£341,296



20% 1,839,088


0% 0

1,839,088




7.00% 0.565% -458,306



ITEM


Mix 3

Private Affordable

Yield 50 40 10



Family housing 28 96 2,688 £2,153 £5,787,264


0 0 0 0 £0 £0

40 5088


Family housing 5 96 480 £1,399 £671,736.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £1,184 £568,392


0 0 0 0 £0 £0

5 480



50 6048 £12,710,592



2.1.1 Site Value £2,957,330

6.75%

2,757,710

2.3 Build Costs


Houses 40 5088 £915 £4,655,520.00

40 5088


Houses 5 480 £915 £439,200.00

5


Houses 0 0 £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

50 £5,533,920

2.4 Externals










£332,582



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £114,705

2.8.2 Marketing 2.00% £229,409

2.8.3 Legals £600 per unit £30,000

£374,114



20% 2,028,208


0% 0

2,028,208




7.00% 0.565% -541,345



ITEM


Mix 3

Private Affordable

Yield 50 40 10



Family housing 28 96 2,688 £2,153 £5,787,264


0 0 0 0 £0 £0

40 5088


Family housing 5 96 480 £1,399 £671,736.00


0 0 0 0 £0 £0.00

5 480


Family housing 5 96 480 £1,184 £568,392


0 0 0 0 £0 £0

5 480



50 6048 £12,710,592



2.1.1 Site Value £2,957,330

6.75%

2,757,710

2.3 Build Costs


Houses 40 5088 £915 £4,655,520.00

40 5088


Houses 5 480 £915 £439,200.00

5


Houses 0 0 £915 £0.00

0


Houses 5 480 £915 £439,200.00

5

50 £5,533,920

2.4 Externals










£332,582



2.7.2 S.106 £500 per unit £25,000

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £114,705

2.8.2 Marketing 2.00% £229,409

2.8.3 Legals £600 per unit £30,000

£374,114



20% 2,028,208


0% 0

2,028,208




7.00% 0.565% -541,345



ITEM


Mix 3

Private Affordable

Yield 15 12 3



Family housing 8 96 806 £1,722 £1,388,621


0 0 0 0 £0 £0

12 1526


Family housing 2 96 144 £1,119 £161,179.20


0 0 0 0 £0 £0.00

2 144


Family housing 2 96 144 £947 £136,382


0 0 0 0 £0 £0

2 144



15 1814 £3,003,062



2.1.1 Site Value £232,503

2.75%

226,109

2.3 Build Costs


Houses 12 1526 £915 £1,396,656.00

12 1526


Houses 2 144 £915 £131,760.00

2


Houses 0 0 £915 £0.00

0


Houses 2 144 £915 £131,760.00

2

15 £1,660,176

2.4 Externals










£99,775



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £27,055

2.8.2 Marketing 2.00% £54,110

2.8.3 Legals £600 per unit £9,000

£90,165



20% 483,808


0% 0

483,808




7.00% 0.565% -100,216



ITEM


Mix 3

Private Affordable

Yield 15 12 3



Family housing 8 96 806 £1,938 £1,562,803


0 0 0 0 £0 £0

12 1526


Family housing 2 96 144 £1,260 £181,396.80


0 0 0 0 £0 £0.00

2 144


Family housing 2 96 144 £1,066 £153,490


0 0 0 0 £0 £0

2 144



15 1814 £3,447,850



2.1.1 Site Value £602,414

5.75%

567,775

2.3 Build Costs


Houses 12 1526 £915 £1,396,656.00

12 1526


Houses 2 144 £915 £131,760.00

2


Houses 0 0 £915 £0.00

0


Houses 2 144 £915 £131,760.00

2

15 £1,660,176

2.4 Externals










£99,775



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £31,130

2.8.2 Marketing 2.00% £62,259

2.8.3 Legals £600 per unit £9,000

£102,389



20% 554,586


0% 0

554,586




7.00% 0.565% -120,335



ITEM


Mix 3

Private Affordable

Yield 15 12 3



Family housing 8 96 806 £2,153 £1,736,179


0 0 0 0 £0 £0

12 1526


Family housing 2 96 144 £1,399 £201,520.80


0 0 0 0 £0 £0.00

2 144


Family housing 2 96 144 £1,184 £170,518


0 0 0 0 £0 £0

2 144



15 1814 £3,813,178



2.1.1 Site Value £900,361

5.75%

848,590

2.3 Build Costs


Houses 12 1526 £915 £1,396,656.00

12 1526


Houses 2 144 £915 £131,760.00

2


Houses 0 0 £915 £0.00

0


Houses 2 144 £915 £131,760.00

2

15 £1,660,176

2.4 Externals










£99,775



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £34,411

2.8.2 Marketing 2.00% £68,823

2.8.3 Legals £600 per unit £9,000

£112,234



20% 612,718


0% 0

612,718




7.00% 0.565% -136,871



ITEM


Mix 3

Private Affordable

Yield 15 12 3



Family housing 8 96 806 £2,153 £1,736,179


0 0 0 0 £0 £0

12 1526


Family housing 2 96 144 £1,399 £201,520.80


0 0 0 0 £0 £0.00

2 144


Family housing 2 96 144 £1,184 £170,518


0 0 0 0 £0 £0

2 144



15 1814 £3,813,178



2.1.1 Site Value £900,361

5.75%

848,590

2.3 Build Costs


Houses 12 1526 £915 £1,396,656.00

12 1526


Houses 2 144 £915 £131,760.00

2


Houses 0 0 £915 £0.00

0


Houses 2 144 £915 £131,760.00

2

15 £1,660,176

2.4 Externals










£99,775



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £34,411

2.8.2 Marketing 2.00% £68,823

2.8.3 Legals £600 per unit £9,000

£112,234



20% 612,718


0% 0

612,718




7.00% 0.565% -136,871










Family housing 96

















Apartments £915



Apartments £915



Apartments £915



Apartments £915














Flats 0%




Flats 10%


0%




0%



0%


0% Zone 3 & Zone 4 £1,235,000

0%

Mix 60% up to £125,000 0.00%0% 1.00%

0% 3.00%

0% Over £500,000 to £1m 4.00%




Over £125,000 to £250,000

Over £250,000 to £500,000



Scenario 1 0.50 15 3 30

Scenario 2 1.67 50 3 30

Scenario 3 3.33 100 3 30

Scenario 4 10.00 300 2 30



Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/BrightlingseaScenario 1 0.50 15 30 1,431 359,315 £251 £494,000 £345 -£134,685 -£94

Scenario 2 1.67 50 30 4,770 350,013 £73 £494,000 £104 -£143,987 -£30 0

Scenario 3 3.33 100 30 9,540 338,088 £35 £494,000 £52 -£155,912 -£16

Scenario 4 10.00 300 30 28,193 -197,400 -£7 £494,000 £18 -£691,400 -£25

Zone 2 - Manningtree/LawfordScenario 1 0.50 15 30 1,431 1,018,470 £712 £865,000 £604 £153,470 £107

Scenario 2 1.67 50 30 4,770 992,785 £208 £865,000 £181 £127,785 £27 0

Scenario 3 3.33 100 30 9,540 959,854 £101 £865,000 £91 £94,854 £10

Scenario 4 10.00 300 30 28,193 385,421 £14 £865,000 £31 -£479,579 -£17

Zone 3 - Frinton-on-SeaScenario 1 0.50 15 30 1,431 1,563,443 £1,093 £1,235,000 £863 £328,443 £230

Scenario 2 1.67 50 30 4,770 1,524,212 £320 £1,235,000 £259 £289,212 £61 20

Scenario 3 3.33 100 30 9,540 1,473,914 £154 £1,235,000 £129 £238,914 £25

Scenario 4 10.00 300 30 28,193 385,421 £14 £1,235,000 £44 -£849,579 -£30

Zone 4 - Rural VillagesScenario 1 0.50 15 30 1,431 1,563,443 £1,093 £1,235,000 £863 £328,443 £230

Scenario 2 1.67 50 30 4,770 1,524,212 £320 £1,235,000 £259 £289,212 £61 20


ITEM

Net Site Area 10.00 -£200,916 per ha

Mix 2

Private Affordable

Yield 300 225 75



Family housing 135 96 12,960 £1,722 £22,317,120


0 0 0 0 £0 £0

225 28193


Family housing 38 96 3,600 £1,119 £4,029,480.00


0 0 0 0 £0 £0.00

38 3600


Family housing 38 96 3,600 £947 £3,409,560


0 0 0 0 £0 £0

38 3600



300 35393 £57,431,025



2.1.1 Site Value -£2,009,155

1.75%

-1,973,995

2.3 Build Costs


Houses 203 26460 £915 £24,210,900.00

225 26460


Houses 38 3600 £915 £3,294,000.00

38 3600


Houses £915 £0.00

0 0


Houses 38 3600 £915 £3,294,000.00

38 3600

300 33660 £32,653,628

2.4 Externals










£1,965,796



2.7.2 S.106 £20,000 per unit £6,000,000

2.7.3 CIL £0 per sq.m £0

£6,000,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £499,920

2.8.2 Marketing large sites 2.00% £999,840

2.8.3 Legals £600 per unit £180,000

£1,679,760



20% 9,397,496


0% 0

9,397,496




7.00% 0.565% -2,349,684



ITEM


Mix 2

Private Affordable

Yield 300 225 75



Family housing 135 96 12,960 £1,722 £22,317,120


0 0 0 0 £0 £0

225 28193


Family housing 38 96 3,600 £1,119 £4,029,480.00


0 0 0 0 £0 £0.00

38 3600


Family housing 38 96 3,600 £947 £3,409,560


0 0 0 0 £0 £0

38 3600



300 35393 £57,431,025



2.1.1 Site Value £4,133,204

6.75%

3,854,213

2.3 Build Costs


Houses 203 26460 £915 £24,210,900.00

225 26460


Houses 38 3600 £915 £3,294,000.00

38 3600


Houses £915 £0.00

0 0


Houses 38 3600 £915 £3,294,000.00

38 3600

300 33660 £32,653,628

2.4 Externals










£1,965,796



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £499,920

2.8.2 Marketing 2.00% £999,840

2.8.3 Legals £600 per unit £180,000

£1,679,760



20% 9,393,137


0% 0

9,393,137




7.00% 0.565% -2,375,835



ITEM


Mix 2

Private Affordable

Yield 300 225 75



Family housing 135 96 12,960 £1,722 £22,317,120


0 0 0 0 £0 £0

225 28193


Family housing 38 96 3,600 £1,119 £4,029,480.00


0 0 0 0 £0 £0.00

38 3600


Family housing 38 96 3,600 £947 £3,409,560


0 0 0 0 £0 £0

38 3600



300 35393 £57,431,025



2.1.1 Site Value £4,133,204

6.75%

3,854,213

2.3 Build Costs


Houses 203 26460 £915 £24,210,900.00

225 26460


Houses 38 3600 £915 £3,294,000.00

38 3600


Houses £915 £0.00

0 0


Houses 38 3600 £915 £3,294,000.00

38 3600

300 33660 £32,653,628

2.4 Externals










£1,965,796



2.7.2 S.106 £500 per unit £150,000

£0

2.7.3 CIL £0 per sq.m £0

£150,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £499,920

2.8.2 Marketing 2.00% £999,840

2.8.3 Legals £600 per unit £180,000

£1,679,760



20% 9,393,137


0% 0

9,393,137




7.00% 0.565% -2,375,835



ITEM


Mix 3

Private Affordable

Yield 100 75 25



Family housing 53 96 5,040 £1,722 £8,678,880


0 0 0 0 £0 £0

75 9540


Family housing 13 96 1,200 £1,119 £1,343,160.00


0 0 0 0 £0 £0.00

13 1200


Family housing 13 96 1,200 £947 £1,136,520


0 0 0 0 £0 £0

13 1200



100 11940 £19,389,060



2.1.1 Site Value £1,208,535

6.75%

1,126,959

2.3 Build Costs


Houses 75 9540 £915 £8,729,100.00

75 9540


Houses 13 1200 £915 £1,098,000.00

13


Houses 0 0 £915 £0.00

0


Houses 13 1200 £915 £1,098,000.00

13

100 £10,925,100

2.4 Externals










£657,455



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £169,094

2.8.2 Marketing 2.00% £338,188

2.8.3 Legals £600 per unit £60,000

£567,281



20% 3,110,161


0% 0

3,110,161




7.00% 0.565% -728,096



ITEM


Mix 3

Private Affordable

Yield 100 75 25



Family housing 53 96 5,040 £1,938 £9,767,520


0 0 0 0 £0 £0

75 9540


Family housing 13 96 1,200 £1,260 £1,511,640.00


0 0 0 0 £0 £0.00

13 1200


Family housing 13 96 1,200 £1,066 £1,279,080.00


0 0 0 0 £0 £0.00

13 1200



100 11940 £22,246,740



2.1.1 Site Value £3,431,112

6.75%

3,199,512

2.3 Build Costs


Houses 75 9540 £915 £8,729,100.00

75 9540


Houses 13 1200 £915 £1,098,000.00

13 1200


Houses £915 £0.00

0 0


Houses 13 1200 £915 £1,098,000.00

13 1200

100 11940 £10,925,100

2.4 Externals










£657,455



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £194,560

2.8.2 Marketing 2.00% £389,120.40

2.8.3 Legals £600 per unit £60,000

£643,681



20% 3,539,951


0% 0

3,539,951




7.00% 0.565% -1,007,033



ITEM


Mix 3

Private Affordable

Yield 100 75 25



Family housing 53 96 5,040 £2,153 £10,851,120


0 0 0 0 £0 £0

75 9540


Family housing 13 96 1,200 £1,399 £1,679,340.00


0 0 0 0 £0 £0.00

13 1200


Family housing 13 96 1,200 £1,184 £1,420,980.00


0 0 0 0 £0 £0.00

13 1200



100 11940 £24,607,440



2.1.1 Site Value £5,268,683

6.75%

4,913,047

2.3 Build Costs


Houses 75 9540 £915 £8,729,100.00

75


Houses 13 1200 £915 £1,098,000.00

13


Houses £915 £0.00

0


Houses 13 1200 £915 £1,098,000.00

13

100 £10,925,100

2.4 Externals










£657,455



£0

2.7.2 S.106 £500 per unit £50,000

£0

2.7.3 CIL £0 per sq.m £0

£50,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £215,071

2.8.2 Marketing 2.00% £430,142.40

2.8.3 Legals £600 per unit £60,000

£705,214



20% 3,894,965


0% 0

3,894,965




7.00% 0.565% -1,237,651



ITEM


Mix 3

Private Affordable

Yield 50 38 13



Family housing 26 96 2,520 £1,722 £4,339,440


0 0 0 0 £0 £0

38 4770


Family housing 6 96 600 £1,119 £671,580.00


0 0 0 0 £0 £0.00

6 600


Family housing 6 96 600 £947 £568,260


0 0 0 0 £0 £0

6 600



50 5970 £9,694,530



2.1.1 Site Value £618,945

5.75%

583,356

2.3 Build Costs


Houses 38 4770 £915 £4,364,550.00

38 4770


Houses 6 600 £915 £549,000.00

6


Houses 0 0 £915 £0.00

0


Houses 6 600 £915 £549,000.00

6

50 £5,462,550

2.4 Externals










£328,728



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £84,547

2.8.2 Marketing 2.00% £169,094

2.8.3 Legals £600 per unit £30,000

£283,641



20% 1,559,056


0% 0

1,559,056




7.00% 0.565% -340,196



ITEM


Mix 3

Private Affordable

Yield 50 38 13



Family housing 26 96 2,520 £1,938 £4,883,760


0 0 0 0 £0 £0

38 4770


Family housing 6 96 600 £1,260 £755,820.00


0 0 0 0 £0 £0.00

6 600


Family housing 6 96 600 £1,066 £639,540


0 0 0 0 £0 £0

6 600



50 5970 £11,123,370



2.1.1 Site Value £1,774,414

6.75%

1,654,641

2.3 Build Costs


Houses 38 4770 £915 £4,364,550.00

38 4770


Houses 6 600 £915 £549,000.00

6


Houses 0 0 £915 £0.00

0


Houses 6 600 £915 £549,000.00

6

50 £5,462,550

2.4 Externals










£328,728



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £97,280

2.8.2 Marketing 2.00% £194,560

2.8.3 Legals £600 per unit £30,000

£321,840



20% 1,780,953


0% 0

1,780,953




7.00% 0.565% -437,654



ITEM


Mix 3

Private Affordable

Yield 50 38 13



Family housing 26 96 2,520 £2,153 £5,425,560


0 0 0 0 £0 £0

38 4770


Family housing 6 96 600 £1,399 £839,670.00


0 0 0 0 £0 £0.00

6 600


Family housing 6 96 600 £1,184 £710,490


0 0 0 0 £0 £0

6 600



50 5970 £12,303,720



2.1.1 Site Value £2,724,240

6.75%

2,540,354

2.3 Build Costs


Houses 38 4770 £915 £4,364,550.00

38 4770


Houses 6 600 £915 £549,000.00

6


Houses 0 0 £915 £0.00

0


Houses 6 600 £915 £549,000.00

6

50 £5,462,550

2.4 Externals










£328,728



£0

2.7.2 S.106 £500 per unit £25,000

£0

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £107,536

2.8.2 Marketing 2.00% £215,071

2.8.3 Legals £600 per unit £30,000

£352,607



20% 1,964,248


0% 0

1,964,248




7.00% 0.565% -518,230



ITEM


Mix 3

Private Affordable

Yield 50 38 13



Family housing 26 96 2,520 £2,153 £5,425,560


0 0 0 0 £0 £0

38 4770


Family housing 6 96 600 £1,399 £839,670.00


0 0 0 0 £0 £0.00

6 600


Family housing 6 96 600 £1,184 £710,490


0 0 0 0 £0 £0

6 600



50 5970 £12,303,720



2.1.1 Site Value £2,724,240

6.75%

2,540,354

2.3 Build Costs


Houses 38 4770 £915 £4,364,550.00

38 4770


Houses 6 600 £915 £549,000.00

6


Houses 0 0 £915 £0.00

0


Houses 6 600 £915 £549,000.00

6

50 £5,462,550

2.4 Externals










£328,728



2.7.2 S.106 £500 per unit £25,000

2.7.3 CIL £0 per sq.m £0

£25,000

2.8 Sale cost

2.8.1 Agents Fees 1.00% £107,536

2.8.2 Marketing 2.00% £215,071

2.8.3 Legals £600 per unit £30,000

£352,607



20% 1,964,248


0% 0

1,964,248




7.00% 0.565% -518,230



ITEM


Mix 3

Private Affordable

Yield 15 11 4



Family housing 8 96 756 £1,722 £1,301,832


0 0 0 0 £0 £0

11 1431


Family housing 2 96 180 £1,119 £201,474.00


0 0 0 0 £0 £0.00

2 180


Family housing 2 96 180 £947 £170,478


0 0 0 0 £0 £0

2 180



15 1791 £2,908,359



2.1.1 Site Value £184,738

2.75%

179,657

2.3 Build Costs


Houses 11 1431 £915 £1,309,365.00

11 1431


Houses 2 180 £915 £164,700.00

2


Houses 0 0 £915 £0.00

0


Houses 2 180 £915 £164,700.00

2

15 £1,638,765

2.4 Externals










£98,618



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £25,364

2.8.2 Marketing 2.00% £50,728

2.8.3 Legals £600 per unit £9,000

£85,092



20% 468,647


0% 0

468,647




7.00% 0.565% -96,478



ITEM


Mix 3

Private Affordable

Yield 15 11 4



Family housing 8 96 756 £1,938 £1,465,128


0 0 0 0 £0 £0

11 1431


Family housing 2 96 180 £1,260 £226,746.00


0 0 0 0 £0 £0.00

2 180


Family housing 2 96 180 £1,066 £191,862


0 0 0 0 £0 £0

2 180



15 1791 £3,337,011



2.1.1 Site Value £540,302

5.75%

509,235

2.3 Build Costs


Houses 11 1431 £915 £1,309,365.00

11 1431


Houses 2 180 £915 £164,700.00

2


Houses 0 0 £915 £0.00

0


Houses 2 180 £915 £164,700.00

2

15 £1,638,765

2.4 Externals










£98,618



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £29,184

2.8.2 Marketing 2.00% £58,368

2.8.3 Legals £600 per unit £9,000

£96,552



20% 536,854


0% 0

536,854




7.00% 0.565% -115,885



ITEM


Mix 3

Private Affordable

Yield 15 11 4



Family housing 8 96 756 £2,153 £1,627,668


0 0 0 0 £0 £0

11 1431


Family housing 2 96 180 £1,399 £251,901.00


0 0 0 0 £0 £0.00

2 180


Family housing 2 96 180 £1,184 £213,147


0 0 0 0 £0 £0

2 180



15 1791 £3,691,116



2.1.1 Site Value £829,413

5.75%

781,721

2.3 Build Costs


Houses 11 1431 £915 £1,309,365.00

11 1431


Houses 2 180 £915 £164,700.00

2


Houses 0 0 £915 £0.00

0


Houses 2 180 £915 £164,700.00

2

15 £1,638,765

2.4 Externals










£98,618



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £32,261

2.8.2 Marketing 2.00% £64,521

2.8.3 Legals £600 per unit £9,000

£105,782



20% 593,198


0% 0

593,198




7.00% 0.565% -131,931



ITEM


Mix 3

Private Affordable

Yield 15 11 4



Family housing 8 96 756 £2,153 £1,627,668


0 0 0 0 £0 £0

11 1431


Family housing 2 96 180 £1,399 £251,901.00


0 0 0 0 £0 £0.00

2 180


Family housing 2 96 180 £1,184 £213,147


0 0 0 0 £0 £0

2 180



15 1791 £3,691,116



2.1.1 Site Value £829,413

5.75%

781,721

2.3 Build Costs


Houses 11 1431 £915 £1,309,365.00

11 1431


Houses 2 180 £915 £164,700.00

2


Houses 0 0 £915 £0.00

0


Houses 2 180 £915 £164,700.00

2

15 £1,638,765

2.4 Externals










£98,618



2.7.2 S.106 £500 per unit £7,500

2.7.3 CIL £0 per sq.m £0

£7,500

2.8 Sale cost

2.8.1 Agents Fees 1.00% £32,261

2.8.2 Marketing 2.00% £64,521

2.8.3 Legals £600 per unit £9,000

£105,782



20% 593,198


0% 0

593,198




7.00% 0.565% -131,931



APPENDIX 1B NON-RESIDENTIAL APPRAISALS

Licensed Copy

Development Appraisal

Tendring Care Homes - 57 Beds

Report Date: 14 January 2013

APPRAISAL SUMMARY LICENSED COPY Tendring Care Homes - 57 Beds

Summary Appraisal for Phase 1

REVENUE Sales Valuation Units Unit Price Gross Sales

Care Home 57 £80,000 4,560,000

NET REALISATION 4,560,000

OUTLAY

ACQUISITION COSTS Residualised Price (0.51 Ha £488,957.32 pHect) 249,368 Stamp Duty 4.00% 9,975 Agent Fee 1.00% 2,494 Legal Fee 0.75% 1,870

263,707 CONSTRUCTION COSTS Construction Units Unit Amount Cost

Care Home 57 un £50,000 2,850,000 2,850,000

Contingency 5.00% 142,500 142,500

PROFESSIONAL FEES Architect 8.00% 228,000

228,000 MARKETING & LETTING

Marketing 1.00% 3,805 3,805

DISPOSAL FEES Sales Agent Fee 1.00% 45,600 Sales Legal Fee 0.50% 22,800

68,400

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Carehome (57 units).wcfx ARGUS Developer Version: 6.00.000 Date: 14/01/2013

APPRAISAL SUMMARY LICENSED COPY Tendring Care Homes - 57 Beds Additional Costs FINANCE

Debit Rate 7.000% Credit Rate 1.000% (Nominal) Land 17,329 Construction 99,002 Letting Void 127,256 Total Finance Cost 243,587

TOTAL COSTS 3,799,998

PROFIT 760,002

Performance Measures Profit on Cost% 20.00% Profit on GDV% 16.67% Profit on NDV% 16.67%

IRR 26.90%

Profit Erosion (finance rate 7.000%) 2 yrs 8 mths

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Carehome (57 units).wcfx ARGUS Developer Version: 6.00.000 Date: 14/01/2013

Licensed Copy


Tendring Convenience Retail - 4,000 sq m


APPRAISAL SUMMARY LICENSED COPY Tendring Convenience Retail - 4,000 sq m


REVENUE

Rental Area Summary Initial Net Rent Initial Units m² Rate m² MRV/Unit at Sale MRV

Convenience Retail 1 4,000.00 £172.22 £688,880 688,880 688,880

Investment Valuation Convenience Retail Market Rent 688,880 YP @ 5.5000% 18.1818 (0yrs 6mths Rent Free) PV 0yrs 6mths @ 5.5000% 0.9736 12,194,238

GROSS DEVELOPMENT VALUE 12,194,238 Purchaser's Costs 5.75% (701,169)

NET DEVELOPMENT VALUE 11,493,069


OUTLAY

ACQUISITION COSTS Residualised Price (0.80 Ha £3,926,798.65 pHect) 3,141,439 Stamp Duty 3.00% 94,243 Agent Fee 1.00% 31,414 Legal Fee 0.50% 15,707

3,282,804 CONSTRUCTION COSTS Construction m² Rate m² Cost

Convenience Retail 4,000.00 £1,137.00 4,548,000 4,548,000

Contingency 5.00% 227,400 227,400

Other Construction

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Convenience Retail - (4,000 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 15/01/2013


Other Construction 10.00% 454,800 454,800

PROFESSIONAL FEES Professional Fees 8.00% 400,224


Letting Agent Fee 10.00% 68,888 Letting Legal Fee 5.00% 34,444

103,332 DISPOSAL FEES

Sales Agent Fee 1.00% 114,931 Sales Legal Fee 0.50% 57,465

172,396 FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land 215,726 Construction 172,875 Total Finance Cost 388,601


PROFIT 1,915,512

Performance Measures Profit on Cost% 20.00% Profit on GDV% 15.71% Profit on NDV% 16.67% Development Yield% (on Rent) 7.19% Equivalent Yield% (Nominal) 5.50% Equivalent Yield% (True) 5.69%

IRR 38.29%



Rent Cover 2 yrs 9 mths Profit Erosion (finance rate 7.000%) 2 yrs 8 mths


Licensed Copy


Tendring Convenience Retail - 465 sq m


APPRAISAL SUMMARY LICENSED COPY Tendring Convenience Retail - 465 sq m


REVENUE


Convenience Retail 1 465.00 £172.22 £80,082 80,082 80,082

Investment Valuation Convenience Retail Market Rent 80,082 YP @ 6.0000% 16.6667 (0yrs 6mths Rent Free) PV 0yrs 6mths @ 6.0000% 0.9713 1,296,380




OUTLAY

ACQUISITION COSTS Residualised Price (0.10 Ha £3,663,616.72 pHect) 366,362 Agent Fee 1.00% 3,664 Legal Fee 0.50% 1,832

371,857 CONSTRUCTION COSTS Construction m² Rate m² Cost

Convenience Retail 465.00 £997.00 463,605 463,605

Contingency 5.00% 23,180 23,180

Other Construction Other Construction 10.00% 46,361

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Convenience Retail - (465 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 15/01/2013


46,361



Letting Agent Fee 10.00% 8,008 Letting Legal Fee 5.00% 4,004



18,328 FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land 24,436 Construction 17,622 Total Finance Cost 42,058


PROFIT 203,640


IRR 37.75%

Rent Cover 2 yrs 7 mths



Profit Erosion (finance rate 7.000%) 2 yrs 8 mths


Licensed Copy


Town Centre High Street

Tendring - High Street Comparison Retail - 465 sqm


APPRAISAL SUMMARY LICENSED COPY Town Centre High Street Tendring - High Street Comparison Retail - 465 sqm


REVENUE


Retail 1 395.25 £323.00 £127,666 127,666 127,666

Investment Valuation Retail Current Rent 127,666 YP @ 10.5000% 9.5238 1,215,864




OUTLAY

ACQUISITION COSTS Residualised Price (0.08 Ha £2,846,590.15 pHect) 227,727 Stamp Duty 4.00% 9,109 Agent Fee 1.00% 2,277 Legal Fee 0.50% 1,139

240,252 CONSTRUCTION COSTS Construction m² Rate m² Cost

Retail 465.00 £971.00 451,515 451,515

Contingency 5.00% 22,576 22,576

Other Construction

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Comparison Retail - Town Centre - (465 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 15/01/2013





Marketing 25,000 Letting Agent Fee 10.00% 12,767 Letting Legal Fee 5.00% 6,383



17,189 FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land 15,788 Construction 17,163 Letting Void 61,442 Total Finance Cost 94,393

TOTAL COSTS 954,960

PROFIT 190,992




IRR 19.73%

Rent Cover 1 yr 6 mths Profit Erosion (finance rate 7.000%) 2 yrs 8 mths


Licensed Copy


Tendring Industrial - 3,500 sq m


APPRAISAL SUMMARY LICENSED COPY Tendring Industrial - 3,500 sq m


REVENUE


Industrial 1 3,500.03 £53.82 £188,372 188,372 188,372

Investment Valuation Industrial Market Rent 188,372 YP @ 9.0000% 11.1111 (0yrs 5mths Unexpired Rent Free) PV 0yrs 5mths @ 9.0000% 0.9647 2,019,196



NEGATIVE LAND ALLOWANCE Residualised Price 962,596

962,596


OUTLAY

ACQUISITION COSTS Negative Land Allowance (962,596)

CONSTRUCTION COSTS Construction m² Rate m² Cost

Industrial 3,500.03 £508.00 1,778,015 1,778,015

Contingency 5.00% 88,901 88,901

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Industrial - (3,500 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 10/01/2013

APPRAISAL SUMMARY LICENSED COPY Tendring Industrial - 3,500 sq m Other Construction


PROFESSIONAL FEES Architect 8.00% 156,465





28,546 FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land (32,830) Construction 48,841 Letting Void 91,140 Other 7,938 Total Finance Cost 115,088


PROFIT 477,615

Performance Measures Profit on Cost% 20.00% Profit on GDV% 23.65% Profit on NDV% 25.10% Development Yield% (on Rent) 7.89% Equivalent Yield% (Nominal) 9.00%


APPRAISAL SUMMARY LICENSED COPY Tendring Industrial - 3,500 sq m

Equivalent Yield% (True) 9.53%

IRR 38.60%



Licensed Copy


Tendring offices - 465 sq m


APPRAISAL SUMMARY LICENSED COPY Tendring offices - 465 sq m


REVENUE


Office space 1 395.25 £107.64 £42,545 42,545 42,545

Investment Valuation Office space Market Rent 42,545 YP @ 9.0000% 11.1111 (0yrs 9mths Rent Free) PV 0yrs 9mths @ 9.0000% 0.9374 443,132

GROSS DEVELOPMENT VALUE 443,132 Purchaser's Costs 5.75% (25,480)

NET DEVELOPMENT VALUE 417,652


469,794

NET REALISATION 887,446

OUTLAY



Office space 465.00 £1,211.00 563,115 563,115

Contingency 5.00% 28,156 28,156

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Offices - (465 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 11/01/2013

APPRAISAL SUMMARY LICENSED COPY Tendring offices - 465 sq m Other Construction







6,265

Additional Costs FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land (18,828) Construction 21,405 Letting Void 17,179 Total Finance Cost 19,755

TOTAL COSTS 739,538

PROFIT 147,908

Performance Measures Profit on Cost% 20.00% Profit on GDV% 33.38% Profit on NDV% 35.41% Development Yield% (on Rent) 5.75%


APPRAISAL SUMMARY LICENSED COPY Tendring offices - 465 sq m

Equivalent Yield% (Nominal) 9.00% Equivalent Yield% (True) 9.53%

IRR N/A



Licensed Copy


Tendring - Comparison Retail Warehouse - 929 sq m


APPRAISAL SUMMARY LICENSED COPY Tendring - Comparison Retail Warehouse - 929 sq m


REVENUE


Retail 1 929.00 £91.49 £84,994 84,994 84,994

Investment Valuation Retail Current Rent 84,994 YP @ 9.0000% 11.1111 944,380

GROSS DEVELOPMENT VALUE 944,380 Purchaser's Costs 5.75% (54,302)

NET DEVELOPMENT VALUE 890,078


42,837

NET REALISATION 932,915

OUTLAY



Retail 929.00 £575.00 534,175 534,175

Contingency 5.00% 26,709 26,709

Other Construction

File: J:\RTP_CURRENT\27745 Tendring Infrastructure Study - update 2012 (CH)\Appraisals\Argus\Tendring Comparison Retail - Retail Park - (929 sqm).wcfx ARGUS Developer Version: 6.00.000 Date: 10/01/2013








13,351 FINANCE

Debit Rate 7.000% Credit Rate 0.000% (Nominal) Land (2,640) Construction 20,305 Letting Void 47,355 Total Finance Cost 65,020

TOTAL COSTS 777,429

PROFIT 155,486




IRR 22.20%

Rent Cover 1 yr 10 mths Profit Erosion (finance rate 7.000%) 2 yrs 8 mths


APPENDIX 2 S106 VS CIL ANALYSIS

Appendix 2 S106 vs CIL Analysis

Impact mitigation issue

Likely to be sought through S106/ S278/ S36 after CIL in place?

Likely to be sought through CIL?

Notes

Open space

Private residential amenity space

Possibly, depending on circumstances

No Immediate requirements typically included in permission as an integral part of development. In infrequent cases where separate assurances are necessary, S106.

Park provision No Yes Common town centre park provision would be shared by new and existing developments. This type of strategic investment would be suitable for CIL

SANGs Possibly for greenfield sites

Yes Avoidance measures required in SPA buffer zones to address Habitat Regulations. Large greenfield sites would be expected to provide their own SANG.

Built environment

Public realm improvements

No Possibly, if strategic

Immediate requirements included in permission as an integral part of development as a condition. More strategic contributions unlikely to pass new S106 legislative tests so should be sought through CIL.

Safety measures

No Possibly, if strategic

as above

Landscape No Possibly, if strategic

as above

Archaeology No No Dealt with by condition. Unlikely to be considered infrastructure, so unlikely to be paid for by CIL.

Housing

Affordable housing

Yes No Method for affordable housing dealt with separately

Community and leisure facilities

Education Very infrequently

Yes. CIL provides LEA with greater flexibility to respond to circumstances.

Depends on pattern of development. If there are large numbers of small sites, then funding best sought outside S106 in order to avoid developer challenge and maximise delivery flexibility. Alternatively, large single developments able to support major infrastructure would be most straightforwardly delivered through S106.

Sports and recreation

Very infrequently

Yes. CIL provides Council with greater

as above

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Notes

flexibility to respond to circumstances.

Play space Very infrequently

Yes. CIL provides Council with greater flexibility to respond to circumstances.

as above

Health Very infrequently

Yes. CIL provides health authorities with greater flexibility to respond to circumstances.

as above

Community and youth centres

Very infrequently


as above

Public art Very infrequently


as above

Theatres No Yes. CIL provides Council with greater flexibility to respond to circumstances.

as above

Town centres

Town centre management

Very infrequently

Very infrequently Unlikely to be considered to be infrastructure, so unlikely to be paid for by CIL, though this would depend on the projects funded.

Employment

Job / employment land loss mitigation

Very infrequently

No. Probably a condition on permission. Unlikely to be considered to be infrastructure, so unlikely to be paid for by CIL, though this would depend on the projects funded.

Employment initiatives

Very infrequently

No. as above

Industrial area improvements

Possibly. Possibly. Possibly under S106 if immediately related to development. CIL provides LEA with greater flexibility to respond to circumstances

Transport

Improvements / new provision

Yes. Immediate site mitigation

Yes. Strategic transport infrastructure

As above




Notes

might be sought from S106.

seeking broader transport improvements would be sought outside S106 (through CIL)

Sustainability improvements

Possibly, depending on site impacts

Possibly, depending on site impacts

As above

Car clubs Possibly. Car club parking spaces are at times sought through S106 (onsite, or money in lieu).

Possibly Depends on the car club structure. If attracting patronage from a wide range of residents (beyond residents of a new development), then in CIL.

Travel plans Yes (assuming it was targeted at residents or workers at a new development)

No. As above

Pollution and resources

Remediation No No Normally included in permission as an integral part of development

Flood mitigation No Generally not Usually in planning conditions. NPPF requires local planning authorities to promote the use of Sustainable Drainage Systems (SuDS) to achieve the control of surface-water. SuDS should be the default drainage measure for all new developments. SuDS costs will be internalised in developers' view on land values and subsequent development viability.

Energy and water efficiency

No Possibly Usually in planning conditions. We have assumed these policies are now delivered through CSH/BREEAM. These costs will be internalised in developers' view on land values and subsequent development viability. Some schemes may be supported by CIL funding.

Renewable energy

No Possibly As above

Recycling facilities

No Possibly Improvements in recycling provision could be seen as strategic infrastructure that could be sought through CIL.

Air quality Possibly, depending on site impacts

Yes This considered to be an infrequently occurring issue, so no general assumption is made regarding a cost to use in the viability model

Noise Possibly, depending on site impacts

Possibly This considered to be an infrequently occurring issue, so no general assumption is made regarding a cost to use in the viability model

Source: RTP

Documents

APPENDIX 1A RESIDENTIAL APPRAISALS - Tendring · PDF fileAspirational housing 200 Affordable Tenure Mix Zone Affordable Rent Intermediate Zone 1 - Clacton-on-Sea/Harwick/Walton-on-Naze/Bright