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$: $+ 7RWDO VT P SHU QHW DSSUDLVDO 'ZHOOLQJV GZHOOLQJ … · Profit Erosion (finance rate 6.000%) 3 yrs 2 mths Land Cost pHect 108,425 Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL$
APPENDIX 11A - URBAN EXTENSION ALL AFFORDABLE UNITS AS AFFORDABLE HOME OWNERSHIP

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?

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 150,000 £ 243,000 £ 120,859 -£ 122,141 -50.26% UNVIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 150,000 £ 517,500 £ 346,328 -£ 171,172 -33.08% UNVIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 6,718 £ 150,000 £ 2,286,000 £ 1,418,598 -£ 867,402 -37.94% UNVIABLE

APPENDIX 11B - URBAN SETTLEMENT ALL AFFORDABLE UNITS AS AFFORDABLE HOME OWNERSHIP

Units Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 200,000 £ 324,000 -£ 35,092 -£ 359,092 -110.83% UNVIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 6,718 £ 400,000 £ 648,000 -£ 194,691 -£ 842,691 -130.04% UNVIABLE

100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 200,000 £ 690,000 £ 21,275 -£ 668,725 -96.92% UNVIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 6,718 £ 400,000 £ 1,380,000 -£ 315,273 -£ 1,695,273 -122.85% UNVIABLE

APPENDIX 12A - URBAN EXTENSION ALL AFFORDABLE UNITS AS AFFORDABLE HOME OWNERSHIP & REDUCED S106

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

10 Low Greenfield 50 16.00% 4,645 1.62 36.23 £ 3,359 £ 150,000 £ 243,000 £ 281,472 £ 38,472 15.83% VIABLE 11 Low Greenfield 100 15.00% 9,290 3.45 36.23 £ 3,359 £ 150,000 £ 517,500 £ 662,806 £ 145,306 28.08% VIABLE 12 Low Greenfield 400 15.00% 37,160 15.24 35.00 £ 3,359 £ 150,000 £ 2,286,000 £ 2,684,517 £ 398,517 17.43% VIABLE

APPENDIX 12B - URBAN SETTLEMENT ALL AFFORDABLE UNITS AS AFFORDABLE HOME OWNERSHIP & REDUCED S106



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 Low Cleared 50 16.00% 4,645 1.62 36.23 £ 3,359 £ 200,000 £ 324,000 £ 126,549 -£ 197,451 -60.94% UNVIABLE 50 Low Occupied 50 16.00% 4,645 1.62 36.23 £ 3,359 £ 400,000 £ 648,000 -£ 29,231 -£ 677,231 -104.51% UNVIABLE

100 Low Cleared 100 15.00% 9,290 3.45 36.23 £ 3,359 £ 200,000 £ 690,000 £ 337,755 -£ 352,245 -51.05% UNVIABLE 100 Low Occupied 100 15.00% 9,290 3.45 36.23 £ 3,359 £ 400,000 £ 1,380,000 £ 12,701 -£ 1,367,299 -99.08% UNVIABLE

APPENDIX 13A URBAN EXTENSION LOW COST DEVELOPER MODEL

Value LandTotal


Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

10 Low Greenfield 56 16.07% 4,840 1.62 40.58 £ 3,359 £ 150,000 £ 243,000 £ 323,498 £ 80,498 33.13% VIABLE 11 Low Greenfield 112 15.18% 9,680 3.45 40.58 £ 3,359 £ 150,000 £ 517,500 £ 736,586 £ 219,086 42.34% VIABLE 12 Low Greenfield 460 15.00% 39,758 15.24 40.24 £ 3,359 £ 150,000 £ 2,286,000 £ 3,083,165 £ 797,165 34.87% VIABLE

APPENDIX 13B URBAN SETTLEMENT LOW COST DEVELOPER MODEL



Gross (Ha)

Units per net

Ha

S106 per dwelling


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 Low Cleared 56 16.07% 4,840 1.62 40.58 £ 3,359 £ 200,000 £ 324,000 £ 225,261 -£ 98,739 -30.48% UNVIABLE 50 Low Occupied 56 16.07% 4,840 1.62 40.58 £ 3,359 £ 400,000 £ 648,000 £ 69,572 -£ 578,428 -89.26% UNVIABLE

100 Low Cleared 112 15.18% 9,680 3.45 40.58 £ 3,359 £ 200,000 £ 690,000 £ 514,917 -£ 175,083 -25.37% UNVIABLE 100 Low Occupied 112 15.18% 9,680 3.45 40.58 £ 3,359 £ 400,000 £ 1,380,000 £ 187,450 -£ 1,192,550 -86.42% UNVIABLE

APPENDIX 14A - URBAN EXTENSION 25% AFFORDABLE HOUSING AND 20% PROFIT ON MARKET VALUE

Value LandTotal

DwellingsAH %

Gross (Ha)

Units per net

Ha

S106 per dwelling

Profit % (MV Homes)

Profit % AH

Blended Profit


BLV Residual

Land Value


Surplus % of BLV

Viable?

1 High Greenfield 50 26.00% 1.62 36.23 £ 6,718 20.00% 8.00% 18.15% £ 400,000 £ 648,000 £ 1,371,461 £ 723,461 111.65% VIABLE 2 High Greenfield 100 25.00% 3.45 36.23 £ 6,718 20.00% 8.00% 18.22% £ 400,000 £ 1,380,000 £ 2,961,044 £ 1,581,044 114.57% VIABLE 3 High Greenfield 400 25.00% 15.24 35.00 £ 6,718 20.00% 8.00% 18.23% £ 250,000 £ 3,810,000 £ 10,870,085 £ 7,060,085 185.30% VIABLE 4 Medium Greenfield 50 26.00% 1.62 36.23 £ 6,718 20.00% 8.00% 18.15% £ 250,000 £ 405,000 £ 700,252 £ 295,252 72.90% VIABLE 5 Medium Greenfield 100 25.00% 3.45 36.23 £ 6,718 20.00% 8.00% 18.22% £ 250,000 £ 862,500 £ 1,535,675 £ 673,175 78.05% VIABLE 6 Medium Greenfield 400 25.00% 15.24 35.00 £ 6,718 20.00% 8.00% 18.23% £ 250,000 £ 3,810,000 £ 5,662,655 £ 1,852,655 48.63% VIABLE

APPENDIX 14B - URBAN SETTLEMENT 25% AFFORDABLE HOUSING AND 20% PROFIT ON MARKET VALUE


DwellingsAH %

Gross (Ha)

Units per net

Ha

S106 per dwelling

Profit % (MV Homes)

Profit % AH

Blended Profit


BLV Residual

Land Value


Surplus % of BLV

Viable?

50 High Cleared 50 26.00% 1.62 36.23 £ 6,718 20.00% 8.00% 18.15% £ 200,000 £ 324,000 £ 1,223,811 £ 899,811 277.72% VIABLE 50 Medium Cleared 50 26.00% 1.62 36.23 £ 6,718 20.00% 8.00% 18.15% £ 200,000 £ 324,000 £ 545,329 £ 221,329 68.31% VIABLE 50 High Occupied 50 26.00% 1.62 36.23 £ 6,718 20.00% 8.00% 18.15% £ 400,000 £ 648,000 £ 1,076,161 £ 428,161 66.07% VIABLE

100 High Cleared 100 25.00% 3.45 36.23 £ 6,718 20.00% 8.00% 18.22% £ 200,000 £ 690,000 £ 2,635,990 £ 1,945,990 282.03% VIABLE 100 Medium Cleared 100 25.00% 3.45 36.23 £ 6,718 20.00% 8.00% 18.22% £ 200,000 £ 690,000 £ 1,210,622 £ 520,622 75.45% VIABLE 100 High Occupied 100 25.00% 3.45 36.23 £ 6,718 20.00% 8.00% 18.22% £ 400,000 £ 1,380,000 £ 2,310,936 £ 930,936 67.46% VIABLE

Appendix 15a Land east of A1(M), Crabgate Lane, Skellow HELAA 165/186

Development Appraisal Prepared by David Newham MRICS Director

CP Viability Ltd 24 May 2019

APPRAISAL SUMMARY CP VIABILITY LTD Appendix 15a Land east of A1(M), Crabgate Lane, Skellow HELAA 165/186

Summary Appraisal for Phase 1

Currency in £

REVENUE Sales Valuation Units m² Rate m² Unit Price Gross Sales

Market value 231 21,459.90 2,050.00 190,445 43,992,795 Affordable Rent 52 4,830.80 922.50 85,700 4,456,400 Intermediate 17 1,579.30 1,383.75 128,550 2,185,350 Totals 300 27,870.00 50,634,545

NET REALISATION 50,634,545

OUTLAY

ACQUISITION COSTS Residualised Price (15.11 Ha 211,540.77 pHect) 3,196,381

3,196,381 Stamp Duty 149,319 Agent Fee 1.00% 31,964 Legal Fee 0.50% 15,982

197,265 CONSTRUCTION COSTS Construction m² Rate m² Cost

Market value 21,459.90 m² 938.00 pm² 20,129,386 Affordable Rent 4,830.80 m² 938.00 pm² 4,531,290 Intermediate 1,579.30 m² 938.00 pm² 1,481,383 Totals 27,870.00 m² 26,142,060 26,142,060

Contingency 3.00% 901,901 Archaeology 100,000 Sustainable travel 300.00 un 500.00 /un 150,000

Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL PLAN\Sites specific\Crabgate Lane - Appraisal.wcfx ARGUS Developer Version: 7.60.000 Date: 24/05/2019


Open Space 300.00 un 2,000.00 /un 600,000 Bio & Geo 300.00 un 250.00 /un 75,000 Education 300.00 un 5,295.00 /un 1,588,500 M4(2) 427,500 M4(3)a 187,500 General abnormals 9.83 ha 100,000.00 /ha 983,000 Externals 15.00% 3,921,309

8,934,710

PROFESSIONAL FEES Professional fees 6.00% 1,803,802

1,803,802 DISPOSAL FEES

Marketing 2.50% 1,099,820 Sales Legal Fee 231.00 un 500.00 /un 115,500 Affordable Legal Fee 69.00 un 300.00 /un 20,700

1,236,020 FINANCE

Debit Rate 6.000%, Credit Rate 3.000% (Nominal) Land 901,658 Construction (380,296) Other (65,688) Total Finance Cost 455,673

TOTAL COSTS 41,965,911

PROFIT 8,668,634

Performance Measures Profit on Cost% 20.66% Profit on GDV% 17.12% Profit on NDV% 17.12%



IRR 32.14%

Profit Erosion (finance rate 6.000%) 3 yrs 2 mths

Land Cost pHect 211,541


Appendix 15b Hill Top Road, Denaby Main HELAA 383



APPRAISAL SUMMARY CP VIABILITY LTD Appendix 15b Hill Top Road, Denaby Main HELAA 383


Currency in £


Market value 96 8,297.28 1,675.00 144,770 13,897,944 Discounted Market Sale 29 2,506.47 1,340.00 115,816 3,358,670 Totals 125 10,803.75 17,256,614


OUTLAY

ACQUISITION COSTS Residualised Price (6.12 Ha 127,131.05 pHect) 778,042

778,042 Stamp Duty 28,402 Agent Fee 1.00% 7,780 Legal Fee 0.50% 3,890


Market value 8,297.28 m² 850.00 pm² 7,052,688 Discounted Market Sale 2,506.47 m² 850.00 pm² 2,130,500 Totals 10,803.75 m² 9,183,188 9,183,188

Contingency 3.00% 323,707 Archaeology 50,000 Open Space 125.00 un 1,000.00 /un 125,000 Bio & Geo 125.00 un 250.00 /un 31,250 Education 125.00 un 5,307.00 /un 663,375

Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL PLAN\Sites specific\Site 2 Hill Top - Appraisal.wcfx ARGUS Developer Version: 7.60.000 Date: 24/05/2019


M4(2) 178,125 General abnormals 3.84 ha 100,000.00 /ha 384,000 Externals 17.50% 1,607,058

3,362,515

PROFESSIONAL FEES Professional fees 5.00% 539,512

539,512 DISPOSAL FEES

Marketing 2.50% 347,449 Sales Legal Fee 96.00 un 500.00 /un 48,000 Affordable Legal Fee 29.00 un 300.00 /un 8,700

404,149 FINANCE

Debit Rate 5.000%, Credit Rate 3.000% (Nominal) Land 140,527 Construction (17,414) Other (14,416) Total Finance Cost 108,697


PROFIT 2,840,439


IRR 43.98%



Appendix 15c Land north of Hatfield Lane, Barnby Dun HELAA 147



APPRAISAL SUMMARY CP VIABILITY LTD Appendix 15c Land north of Hatfield Lane, Barnby Dun HELAA 147


Currency in £


Market value 75 6,967.50 2,100.00 195,090 14,631,750 Affordable Rent 17 1,579.30 945.01 87,791 1,492,447 Intermediate 6 557.40 1,417.50 131,686 790,116 Totals 98 9,104.20 16,914,313


OUTLAY

ACQUISITION COSTS Residualised Price (11.82 Ha 108,425.48 pHect) 1,281,589

1,281,589 Stamp Duty 53,579 Agent Fee 1.00% 12,816 Legal Fee 0.50% 6,408


Market value 6,967.50 m² 938.00 pm² 6,535,515 Affordable Rent 1,579.30 m² 938.00 pm² 1,481,383 Intermediate 557.40 m² 938.00 pm² 522,841 Totals 9,104.20 m² 8,539,740 8,539,740

Contingency 3.00% 294,621 Archaeology 50,000 Sustainable travel 98.00 un 500.00 /un 49,000

Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL PLAN\Sites specific\Site 3 Hatfield Lane - Appraisal.wcfx ARGUS Developer Version: 7.60.000 Date: 24/05/2019


Open Space 98.00 un 2,000.00 /un 196,000 Bio & Geo 98.00 un 250.00 /un 24,500 Education 98.00 un 5,403.00 /un 529,494 M4(2) 139,650 M4(3)a 61,250 General abnormals 2.80 ha 100,000.00 /ha 280,000 Externals 15.00% 1,280,961

2,905,476




410,194 FINANCE

Debit Rate 6.000%, Credit Rate 3.000% (Nominal) Land 236,405 Construction 4,993 Other (15,093) Total Finance Cost 226,305


PROFIT 2,888,965




IRR 40.51%




Appendix 15d North Eastern Rd, Thorne HELAA 396



APPRAISAL SUMMARY CP VIABILITY LTD Appendix 15d North Eastern Rd, Thorne HELAA 396


Currency in £


Market value 41 3,543.63 1,675.00 144,770 5,935,580 Discounted Market Sale 12 1,037.16 1,340.00 115,816 1,389,794 Totals 53 4,580.79 7,325,375


OUTLAY




Market value 3,543.63 m² 850.00 pm² 3,012,086 Discounted Market Sale 1,037.16 m² 850.00 pm² 881,586 Totals 4,580.79 m² 3,893,672 3,893,672

Contingency 3.00% 137,252 Sustainable travel 53.00 un 500.00 /un 26,500 Open Space 53.00 un 2,000.00 /un 106,000 Bio & Geo 53.00 un 250.00 /un 13,250 Education 53.00 un 2,762.00 /un 146,386

Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL PLAN\Sites specific\Site 4 North Eastern Rd - Appraisal.wcfx ARGUS Developer Version: 7.60.000 Date: 24/05/2019


M4(2) 75,525 M4(3)a 33,125 General abnormals 1.32 ha 100,000.00 /ha 132,000 Externals 17.50% 681,393

1,351,430




172,490 FINANCE

Debit Rate 5.000%, Credit Rate 3.000% (Nominal) Land 35,483 Construction 43,572 Other 146 Total Finance Cost 79,201


PROFIT 1,209,419


IRR 50.84%


Appendix 15e Sandy Lane, Hyde Park, Doncaster DN4 HELAA 833



APPRAISAL SUMMARY CP VIABILITY LTD Appendix 15e Sandy Lane, Hyde Park, Doncaster DN4 HELAA 833


Currency in £


Market value 30 2,787.00 2,250.00 209,025 6,270,750 Affordable Rent 6 557.40 1,012.50 94,061 564,366 Intermediate 3 278.70 1,518.75 141,092 423,276 Totals 39 3,623.10 7,258,392


OUTLAY




Market value 2,787.00 m² 1,043.00 pm² 2,906,841 Affordable Rent 557.40 m² 1,043.00 pm² 581,368 Intermediate 278.70 m² 1,043.00 pm² 290,684 Totals 3,623.10 m² 3,778,893 3,778,893

Contingency 3.00% 130,372 Sustainable travel 39.00 un 500.00 /un 19,500 Open Space 39.00 un 2,000.00 /un 78,000

Project: C:\Users\CP Viability Ltd\OneDrive\Documents\CASES\Doncaster\LOCAL PLAN\Sites specific\Site 5 Sandy Lane - Appraisal.wcfx ARGUS Developer Version: 7.60.000 Date: 24/05/2019


Bio & Geo 39.00 un 250.00 /un 9,750 Education 39.00 un 2,815.00 /un 109,785 M4(2) 55,575 M4(3)a 24,375 General abnormals 1.24 ha 400,000.00 /ha 496,000 Externals 15.00% 566,834

1,490,191




174,469 FINANCE

Debit Rate 6.000%, Credit Rate 3.000% (Nominal) Land 39,477 Construction 6,230 Total Finance Cost 45,706


PROFIT 1,239,006


IRR 60.45%
