local plan & community infrastructure levy viability …...15 beckingham business park beckingham...
TRANSCRIPT
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Local Plan & Community Infrastructure Levy
Viability Study
APPENDICIES
August 2013
EB040b
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Important Notice
HDH Planning & Development Ltd has prepared this report for the sole use of Maldon District Council in accordance with the Agreement under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this report or any other services provided by us. This report may not be relied upon by any other party without the prior and express written agreement of HDH Planning & Development Ltd.
Some of the conclusions and recommendations contained in this report are based upon information provided by others (including Maldon District Council and consultees) and upon the assumption that all relevant information has been provided by those parties from whom it has been requested. Information obtained from third parties has not been independently verified by HDH Planning & Development Ltd, unless otherwise stated in the report. The conclusions and recommendations contained in this report are concerned with policy requirement, guidance and regulations which may be subject to change. They reflect a Chartered Surveyor’s perspective and do not reflect or constitute legal advice and the Council should seek legal advice before implementing any of the recommendations.
No part of this report constitutes a valuation and the report should not be relied on in that regard.
Certain statements made in the report may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. HDH Planning & Development Ltd specifically does not guarantee or warrant any estimate or projections contained in this report.
RS Drummond-Hay MRICS ACIH HDH Planning & Development Ltd Bellgate, Casterton Kirkby Lonsdale Cumbria. LA6 2LF [email protected] 015242 76205 / 07989 975 977
Issued 23th August 2013
COPYRIGHT
© This report is the copyright of HDH Planning & Development Ltd. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited
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Table of Contents
1. s106 History ............................................................................................................... 5
2. Consultees ................................................................................................................. 9
3. Consultation Presentation....................................................................................... 11 The pages in this appendix are not numbered ................................................................ 11
4. Available Non-Residential Property ........................................................................ 13 Office .............................................................................................................................. 14 Industrial ......................................................................................................................... 16 Retail .............................................................................................................................. 20 Land ............................................................................................................................... 24
5. BCIS Costs ............................................................................................................... 27
6. Infrastructure Costs ................................................................................................. 33
7. Strategic Site Details ............................................................................................... 35 North Heybridge proposed masterplan area ................................................................... 37 H1 (North Heybridge), BS1 (North Heybridge), BS2 (North Heybridge), H4 (North Heybridge) ...................................................................................................................... 39 South of Maldon proposed masterplan area ................................................................... 41 M2 (West Maldon) .......................................................................................................... 43 Burnham on Crouch proposed masterplan area ............................................................. 44 B1 (Burnham), B2 (Burnham), B4 (Burnham) ................................................................. 45 F3 (North Fambridge), F4 (North Fambridge) ................................................................. 46 L1 (Latchingdon) ............................................................................................................ 47 S3 (Southminster) .......................................................................................................... 48
8. Appraisal Results – Residential .............................................................................. 49 The pages in this appendix are not numbered ................................................................ 49
9. Appraisal Results – Non-residential ....................................................................... 53
10. Published CIL Rates ................................................................................................ 59
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EB040b
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1. s106 History
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-
Plan
ning
Ref
eren
ce
Add
ress
Pr
opos
al a
s Pe
r App
S1
06 A
bbre
viat
ed D
etai
ls
Plea
se N
ote:
For
full
lega
l int
erpr
etat
ion
and
term
s pl
ease
read
ogi
rinal
doc
umen
t and
see
k le
gal a
dvic
e.
12/0
0236
/FU
L M
orris
ons
Wyc
ke H
ill M
aldo
n
Exte
nsio
n to
exi
stin
g su
perm
arke
t with
ass
ocia
ted
wor
ks to
exi
stin
g ca
r par
k (R
esub
mis
sion
follo
win
g pr
evio
us re
fusa
l Ref
: FU
L/M
AL/1
1/01
041)
To P
ay to
Cou
nty
Cou
ncil
£300
0 Tr
avel
Mon
itorin
g P
lan
Fee
£25,
000
Cou
nty
Cou
ncil
Hig
hway
Wor
ks
11/0
0739
/FU
L La
nd A
djac
ent 4
7 St
atio
n R
oad
Tolle
sbur
y Es
sex
Erec
tion
of 1
0 dw
ellin
gs fo
r 100
% a
fford
able
ho
usin
g in
clud
ing
park
ing
and
asso
ciat
ed
land
scap
ing
100%
10
(Ten
) Affo
rdab
le H
ousi
ng U
nits
10/0
0951
/FU
L 2
- 16
Mal
don
Roa
d,
Gol
dhan
ger
Dem
oliti
on o
f 8 e
xist
ing
hous
es. C
onst
ruct
ion
of 1
7,
two
and
thre
e be
droo
m h
ouse
s w
ith p
arki
ng a
nd
land
scap
ing.
Affo
rdab
le H
ousi
ng
No
Com
men
cem
ent u
ntil
sche
me
for A
fford
able
H
ousi
ng R
ecei
ved
10/0
0110
/FU
L 15
Bec
king
ham
Bu
sine
ss P
ark
Beck
ingh
am S
treet
To
llesh
unt M
ajor
Dem
oliti
on o
f exi
stin
g in
dust
rial u
nit a
nd
cons
truct
ion
of re
plac
emen
t uni
ts.
£16,
560
tow
ards
a w
eigh
t lim
it re
stric
tion
of 7
.5T
on
Bake
rs L
ane
& M
ill La
ne a
nd p
arki
ng re
stric
tions
on
Beck
ingh
am S
treet
.
09/0
0572
/FU
L U
nit H
6 An
d N
1/2
Beck
ingh
am B
usin
ess
Park
Be
ckin
gham
Stre
et
Tolle
shun
t Maj
or
Erec
tion
of d
etac
hed
build
ing
for g
ener
al o
ffice
and
in
dust
rial u
ses
with
in C
lass
B1
£9,7
50.
Mon
etar
y co
ntrib
utio
n to
hig
hway
m
easu
res
and
trans
pora
tion
mea
sure
s in
vic
inity
of
unit
H6
and
N1/
2
09/0
0504
/FU
L Al
thor
ne H
all F
arm
Fa
mbr
idge
Roa
d,
Alth
orne
Con
vers
ion
of u
nuse
d ba
rn to
gro
up h
olid
ay
acco
mm
odat
ion
and
alte
r ele
vatio
ns
Onl
y fo
r hol
iday
acc
omm
odat
ion.
No
one
pers
on to
oc
cupy
for m
ore
than
28
days
in 2
cal
enda
r mon
ths
09/0
0457
/FU
L Te
sco
Stor
es L
td,
Fullb
ridge
M
aldo
n
Prop
osed
ext
ensi
on to
cla
ss A
1 re
tail
stor
e Tr
avel
Pla
n an
d B
us S
ervi
ce
Publ
ic P
arki
ng F
acilit
ies
£77,
500
Rig
hts
of W
ay U
pgra
de
£55,
250
Rou
ndab
out C
ontri
butio
n £2
5,00
0 R
oad
Sig
nage
£3
000
Trav
el P
lan
Mon
itorin
g 08
/010
99/M
LA
Lang
ford
Wat
erw
orks
, H
atfie
ld R
oad
Lang
ford
Mod
ifica
tion
to S
ectio
n 10
6 Le
gal A
gree
men
t (e
xecu
ted
unde
r pla
nnin
g ap
plic
atio
n O
/MAL
/199
/93
and
Con
serv
atio
n Ar
ea a
pplic
atio
n C
A/M
AL/2
00/9
3)
Orig
inal
S10
6. A
pplic
ant t
o ca
rry
out h
ighw
ay
wor
ks a
t the
ir ex
pens
e Li
mit
new
bui
ldin
gs in
siz
e an
d sc
ale
Lim
it bu
ildin
gs to
B1
use
Ret
ain
& M
aint
ain
Anci
ent M
onum
ent
EB040b
-
Cre
ate
new
per
mis
sion
righ
t of w
ay
LB B
eelin
g Fa
lls M
ill to
be
trans
ferr
ed to
CC
for
99yr
leas
e 08
/001
49/F
UL
Sadd
s W
harf
Land
At S
tatio
n R
oad
Mal
don
Mix
ed u
se d
evel
opm
ent c
ompr
isin
g 93
resi
dent
ial
units
(mix
of 1
,2 a
nd 3
bed
room
apa
rtmen
ts a
nd
hous
es),
Offi
ce a
ccom
mod
atio
n (1
480
m² C
lass
B1
Busi
ness
uni
ts) a
nd L
eisu
re a
ccom
mod
atio
n (6
80
m² C
lass
es A
3, A
4, A
5 an
d D
1 re
stau
rant
s, P
ublic
H
ouse
, bar
s, ta
ke a
way
s an
d no
n-re
side
ntia
l in
stitu
tions
i.e.
hea
lth c
entre
, cre
che,
day
nur
serie
s,
mus
eum
, lib
rarie
s, p
lace
of w
orsh
ip o
r non
-re
side
ntia
l edu
catio
n)
Floo
d A
war
enes
s M
easu
res
Trav
el P
lan
£300
0 Tr
avel
Pla
n M
onito
ring
£100
,000
Tra
nspo
rt C
ontri
butio
n
07/0
1134
/FU
L Te
sco
Stor
es L
td
Fullb
ridge
M
aldo
n
Exte
nsio
n to
exi
stin
g re
tail
stor
e to
geth
er w
ith
asso
ciat
ed c
ar p
arki
ng, h
ighw
ays
and
land
scap
ing
wor
ks.
£55,
250
Rou
ndab
out C
ontri
butio
n £7
7,50
0 U
pgra
de o
f Pub
lic R
ight
ot W
ay to
sea
wal
l £3
5,00
0 S
igna
ge C
ontri
butio
n
£300
0 Tr
avel
Pla
n M
onito
ring
Car
Par
k Sp
aces
for 4
hr p
erio
d Bu
s se
rvic
e fo
r 5 y
ears
07
/008
16/F
UL
Site
Of C
harte
r Hou
se
82 -
108
Wan
tz R
oad
Mal
don
Dem
oliti
on o
f she
ltere
d ac
com
mod
atio
n co
mpl
ex
and
erec
tion
of tw
enty
two
flats
N
o oc
cupa
tion
until
free
hold
tran
sfer
red
to
Reg
iste
red
Soci
al L
andl
ord
Dev
elop
men
t to
acco
rd w
ith E
co H
omes
Sta
ndar
d Ti
tle tr
ansf
erre
d to
RS
L on
bas
is th
at p
rice
doe
s no
t mak
e R
SL u
se p
ubic
sub
sidy
07
/006
38/F
UL
Land
Off
Teal
Ave
nue
May
land
Er
ectio
n of
34n
o 2,
3 a
nd 4
bed
room
hou
ses
with
as
soci
ated
par
king
and
acc
ess.
i)
Affo
rdab
le h
ousi
ng to
be
used
as
such
ii)
Not
to a
llow
occ
upat
ion
of m
ore
than
10
open
m
arke
t hou
ses
until
5 A
fford
able
uni
ts a
re re
ady
for
occu
patio
n iii)
No
to a
llow
last
9 o
f ope
n m
arke
t hou
ses
until
re
mai
ning
affo
rdab
le re
ady
iv) N
eg p
rice
of n
o m
ore
than
£93
k fo
r affo
rdab
le
v) A
fford
able
uni
ts to
Cod
e 3
Build
vi
) Roa
dway
s to
ado
ptab
le s
tand
ards
as
soon
as
last
Ope
n M
arke
t hou
se c
ompl
eted
vi
i) Pr
ior t
o oc
cupa
tion
of 1
2th
Ope
n M
arke
t dw
ellin
g, s
um o
f £85
, 375
k to
be
paid
to P
aris
h C
ounc
il fo
r spo
rts a
nd c
omm
unity
cen
tre, p
lay
equi
pmen
t and
pub
lic a
rt in
reas
onab
le lo
catio
n to
EB040b
-
be e
njoy
ed b
y re
side
nts
of d
evel
opm
ent
06/0
0548
/FU
L Si
te O
f Cha
rter H
ouse
82
- 10
8 W
antz
Roa
d W
antz
Roa
d M
aldo
n
Dem
oliti
on o
f she
ltere
d ac
com
mod
atio
n co
mpl
ex
and
erec
tion
of 2
2 fla
ts
No
occu
patio
n un
til fr
eeho
ld tr
ansf
erre
d to
R
egis
tere
d So
cial
Lan
dlor
d D
evel
opm
ent t
o ac
cord
with
Eco
Hom
es S
tand
ard
Title
tran
sfer
red
to R
SL
on b
asis
that
pric
e d
oes
not m
ake
RSL
use
pub
ic s
ubsi
dy
06/0
0482
/FU
L H
eybr
idge
Hal
l Cha
let
Site
, Hal
l Roa
d,
Hey
brid
ge
Red
evel
opm
ent o
f The
Cha
let S
ite fo
r 124
dw
ellin
gs. P
ublic
ope
n sp
ace,
land
scap
ing,
new
hi
ghw
ays
and
asso
ciat
ed a
ncilla
ry d
evel
opm
ent.
S106
- re
latin
g to
affo
rdab
le h
ouse
and
occ
upat
ion,
fo
otpa
th w
orks
, hab
itat m
anag
emen
t pla
n U
nila
tera
l Und
erta
king
- re
latin
g to
£1
5,00
0 to
impr
ove
publ
ic tr
ansp
ort
£5,0
00 fo
r tac
tile
pavi
ngs
on c
ross
ings
£1
,500
for c
ycle
and
mot
orcy
cle
stan
ds
£25,
000
for H
all B
ridge
Res
tora
tion
04/0
1290
/FU
L St
Law
renc
e C
arav
an
Site
M
ain
Roa
d St
Law
renc
e
Res
erve
d m
atte
rs a
pplic
atio
n fo
r the
ere
ctio
n of
23
resi
dent
ial d
wel
lings
with
ass
ocia
ted
land
scap
ing
and
car p
arki
ng.
£500
0. W
ade
Wor
ks C
ontri
butio
n M
eans
suc
h w
orks
as
the
Cou
ncil
(Afte
r co
nsul
tatio
n w
ith E
A a
nd A
W) c
onsi
der d
esira
ble
to
the
Wad
e in
vic
inity
of S
urfa
ce W
ater
Out
fall.
Prio
r to
firs
t occ
upat
ion
of a
ny p
rope
rty a
t site
. If a
t 5th
an
nive
rsar
y of
firs
t occ
upat
ion
full
amou
nt n
ot
utili
zed
rem
aind
er to
be
paid
bac
k 04
/007
39/O
UT
Land
Adj
acen
t M
arge
rn
Kitc
hene
r Roa
d N
orth
Fam
brid
ge
Erec
t ter
race
of t
hree
cot
tage
s to
pro
vide
affo
rdab
le
hous
ing
and
form
acc
ess
onto
Kitc
hene
r Roa
d 14
Day
s N
otic
e - P
rior t
o C
omm
ence
men
t D
wel
lings
to b
e oc
cupi
ed a
s af
ford
able
rent
able
dw
ellin
gs in
per
petu
ity a
nd fo
r no
othe
r pur
pose
O
nly
let t
o pe
rson
s in
hou
sing
nee
d N
o oc
cupa
tion
or re
side
ntia
l dw
ellin
gs u
ntil
all
othe
rs le
r or t
rans
ferr
ed to
RSL
03
/009
88/
Flor
ence
ville
G
rang
e Av
enue
M
ayla
nd
Dem
oliti
on o
f Mag
got f
acto
ry a
nd s
urre
nder
of
asso
ciat
ed u
ses
in c
onju
nctio
n w
ith th
e er
ectio
n of
on
e de
tach
ed d
wel
ling
Page
2 o
f S10
6 on
Com
ino
mis
sing
!
03/0
0825
/FU
L El
ms
Farm
Lan
d So
uth
Of
Hol
low
ay R
oad
Hey
brid
ge
Floo
d al
levi
atio
n sc
hem
e fo
r the
rege
ncy
cour
t are
a to
geth
er w
ith th
e pr
ovis
ion
of a
foot
path
/cyc
le w
ay
link
to th
e pu
blic
ope
n sp
ace.
Ow
ners
to m
aint
ain
and
man
age
Reg
ency
Cou
rt Fl
ood
Alle
viat
ion
Sche
me
EB040b
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2. Consultees Full Name Organisation Details Ms Joanne Webber, Secretary Andrew Martin Associates Arcady Architects Ltd Ashley Robinson Mr Sam Metson Bidwells Mr Cumbers CBS Cumbers MCIAT Mr Steve Heywood Colne Housing Society Ms Tracey Walker Countryside Properties Mr Edward Gittins Edward Gittins & Associates Ms Susannah Westwood Essex County Council Mr John Le Fever Hastoe Housing Association Ltd Inkpen Downie Architecture & Design Ltd Mr J James John James Associates Marble Design Ms Marguerite Livingstone Marguerite Livingstone Associates Ltd Mr Jason Amos Moat Homes Ltd - Head Office Miss Nia Wilkinson Nathaniel Lichfield and Partners Alex Collinson New World Designers Mr Phil Hodgson Parkfield House Development Group Petro Designs Ltd Mr Andrew Claiborne Plater Claiborne Architecture & Design Mr Ray Chapman Ray Chapman Associates Mr David Brooks Robinson and Hall Ms Moira Groborz Rural Community Council of Essex Mr Russell Forde Smart Planning Ltd Mr Terence Wynn Terence Wynn Partnership Mr David Owen The Owen Partnership Mr T C Matthews TMA Chartered Surveyors Traer Clark Ltd Mr Winston Knowles Winston Knowles MCIAT Mr Geoffrey Vale Mr Paul Newbould Mr Rob Parish Mr Ken Philpot Mrs Sue Bell, Chartered Town Planner Mr Angus Bates Hill Street Holdings Limited David Fletcher Strutt and Parker Gary Duncan Countryside Properties Daniel Lampard NLP / Linden Homes Matt Clarke Boyer Planing (RHS) Mr Simon Butler-Finbow Pigeon Mary Power Dalton Warner Davis (Persimmon Homes) Mike Carpenter CODE Development & CEG Nia Wilkinson NLP / Dartmouth Park Estates Andy Butcher Strutt and Parker Kevin Fraser ECC - Principal Planner Blaise Gammier ECC - Education Peter Adamson Grove Homes (Essex) Ltd Angie Hooper Moat Homes Ltd - Maldon Office Helen Shackleton CHP Debbie Collins Estuary Chris Stevenson Essex County Council - Highways Lindsay Black Environment Agency Gary Guiver Tendring District Council Shaun Scrutton Rochford District Council
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Mrs Karen Syrett Colchester Borough Council Mr Derek Stebbing Chelmsford Borough Council Jennifer Candler Brentwood Borough Council Ms Katharine Fletcher English Heritage Eleanor Dash Braintree District Council Martin Lunn Essex & Suffolk Water Ms Carly Summers Anglian Water Ms Donna Wickham Essex & Suffolk Water Highways Agency Homes and Comunities Agency David Ralph Haven Gateway Partnership Keith Cornwall Thames Gateway Partnership Sue Bull Anglia Water John Henry Mid Essex PCT Ann-Marie Grant Mid Essex PCT Annette Thorpe BT Ross Mcghin National Grid (gas) Paul Cudby National Grid (electric)
EB040b
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3. Consultation Presentation The pages in this appendix are not numbered
EB040b
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01/09/20
13 1
Loca
l Pla
n an
d C
IL V
iabi
lity
Stu
dy
Firs
t Con
sulta
tion
Even
tM
etho
dolo
gy, A
ssum
ptio
ns &
App
rais
als
26th
June
201
3
Age
nda
•N
PP
F, R
egul
atio
ns a
nd G
uida
nce
•M
etho
dolo
gy•
Mai
n A
ssum
ptio
ns–
Hou
se p
rices
–A
fford
able
Hou
sing
–C
omm
erci
al p
rices
–D
evel
opm
ent c
osts
•Th
e Vi
abili
ty T
est
‘com
petit
ive
retu
rn’
•M
ovin
g Fo
rwar
d
Key
issu
e
•W
ill th
e pl
an d
eliv
er w
hat t
he C
ounc
il w
ant i
t to
del
iver
(will
it w
ork)
?
•W
hat e
ffect
wou
ld C
IL h
ave?
NP
PF
182
The
Loca
l Pla
n w
ill be
exa
min
ed b
y an
inde
pend
ent i
nspe
ctor
who
se ro
le is
to
asse
ss w
heth
er th
e pl
an h
as b
een
prep
ared
in a
ccor
danc
e w
ith th
e D
uty
to
Coo
pera
te, l
egal
and
pro
cedu
ral r
equi
rem
ents
, and
whe
ther
it is
sou
nd. A
lo
cal p
lann
ing
auth
ority
sho
uld
subm
it a
plan
for e
xam
inat
ion
whi
ch it
co
nsid
ers
is “s
ound
” –na
mel
y th
at it
is:
•Po
sitiv
ely
prep
ared
–th
e pl
an s
houl
d be
pre
pare
d ba
sed
on a
stra
tegy
w
hich
see
ks to
mee
t obj
ectiv
ely
asse
ssed
dev
elop
men
t and
infra
stru
ctur
e re
quire
men
ts, i
nclu
ding
unm
et re
quire
men
ts fr
om n
eigh
bour
ing
auth
oriti
es
whe
re it
is re
ason
able
to d
o so
and
con
sist
ent w
ith a
chie
ving
sus
tain
able
de
velo
pmen
t;•
Just
ified
–th
e pl
an s
houl
d be
the
……
•Ef
fect
ive
–th
e pl
an s
houl
d be
del
iver
able
over
its
perio
d an
d ba
sed
on
effe
ctiv
e jo
int w
orki
ng o
n cr
oss-
boun
dary
stra
tegi
c pr
iorit
ies;
and
•C
onsi
sten
t with
nat
iona
l pol
icy
–th
e pl
an s
houl
d …
…
4
EB040b
-
01/09/20
13 2
NP
PF
173
Ensu
ring
viab
ility
and
deliv
erab
ility
Pur
suin
g su
stai
nabl
e de
velo
pmen
t req
uire
s ca
refu
l atte
ntio
n to
via
bilit
y an
d co
sts
in p
lan-
mak
ing
and
deci
sion
-taki
ng. P
lans
sho
uld
be
deliv
erab
le. T
here
fore
, the
site
s an
d th
e sc
ale
of d
evel
opm
ent i
dent
ified
in
the
plan
sho
uld
not b
e su
bjec
t to
such
a s
cale
of o
blig
atio
ns a
nd
polic
y bu
rden
s th
at th
eir a
bilit
y to
be
deve
lope
d vi
ably
is th
reat
ened
. To
ensu
re v
iabi
lity,
the
cost
s of
any
requ
irem
ents
like
ly to
be
appl
ied
to
deve
lopm
ent,
such
as
requ
irem
ents
for a
fford
able
hou
sing
, sta
ndar
ds,
infra
stru
ctur
e co
ntrib
utio
ns o
r oth
er re
quire
men
ts s
houl
d, w
hen
taki
ng
acco
unt o
f the
nor
mal
cos
t of d
evel
opm
ent a
nd m
itiga
tion,
pro
vide
co
mpe
titiv
e re
turn
sto
a w
illing
land
ow
ner a
nd w
illing
dev
elop
er to
en
able
the
deve
lopm
ent t
o be
del
iver
able
.
5
NP
PF
174
Ensu
ring
viab
ility
and
deliv
erab
ility
Loca
l pla
nnin
g au
thor
ities
sho
uld
set o
ut th
eir p
olic
y on
loca
l sta
ndar
ds
in th
e Lo
cal P
lan,
incl
udin
g re
quire
men
ts fo
r affo
rdab
le h
ousi
ng. T
hey
shou
ld a
sses
s th
e lik
ely
cum
ulat
ive
impa
cts
on d
evel
opm
ent i
n th
eir
area
of a
ll ex
istin
g an
d pr
opos
ed lo
cal s
tand
ards
, sup
plem
enta
ry
plan
ning
doc
umen
ts a
nd p
olic
ies
that
sup
port
the
deve
lopm
ent p
lan,
w
hen
adde
d to
nat
iona
lly re
quire
d st
anda
rds.
In o
rder
to b
e ap
prop
riate
, the
cum
ulat
ive
impa
ct o
f the
se s
tand
ards
and
pol
icie
s sh
ould
not
put
impl
emen
tatio
n of
the
plan
at s
erio
us ri
sk, a
nd s
houl
d fa
cilit
ate
deve
lopm
ent t
hrou
ghou
t the
eco
nom
ic c
ycle
. Evi
denc
e su
ppor
ting
the
asse
ssm
ent s
houl
d be
pro
porti
onat
e, u
sing
onl
y ap
prop
riate
ava
ilabl
e ev
iden
ce.
6
CIL
Reg
ulat
ions
Reg
ulat
ion
14 -
Setti
ng ra
tes
(1)
In s
ettin
g ra
tes
(incl
udin
g di
ffere
ntia
l rat
es) i
n a
char
ging
sch
edul
e, a
ch
argi
ng a
utho
rity
mus
t aim
to s
trike
wha
t app
ears
to th
e ch
argi
ng
auth
ority
to b
e an
app
ropr
iate
bal
ance
bet
wee
n—(a
) th
e de
sira
bilit
y of
fund
ing
from
CIL
(in
who
le o
r in
part)
the
actu
al
and
expe
cted
est
imat
ed to
tal c
ost o
f inf
rast
ruct
ure
requ
ired
to
supp
ort t
he d
evel
opm
ent o
f its
are
a, ta
king
into
acc
ount
oth
er
actu
al a
nd e
xpec
ted
sour
ces
of fu
ndin
g; a
nd.
(b)
the
pote
ntia
l effe
cts
(take
n as
a w
hole
) of t
he im
posi
tion
of
CIL
on
the
econ
omic
via
bilit
y of
dev
elop
men
t acr
oss
its a
rea.
.(2
) …
….
7
Dec
embe
r 201
2 C
IL G
uida
nce
(9)
9. T
he in
depe
nden
t exa
min
er s
houl
d es
tabl
ish
that
: •
the
char
ging
aut
horit
y ha
s co
mpl
ied
with
the
requ
irem
ents
set
out
in
Par
t 11
of th
e P
lann
ing
Act
200
8 an
d th
e C
omm
unity
Infra
stru
ctur
e Le
vy R
egul
atio
ns
•th
e ch
argi
ng a
utho
rity’
s dr
aft c
harg
ing
sche
dule
is s
uppo
rted
by
back
grou
nd d
ocum
ents
con
tain
ing
appr
opria
te a
vaila
ble
evid
ence
•
the
prop
osed
rate
or r
ates
are
info
rmed
by
and
cons
iste
nt w
ith, t
he
evid
ence
on
econ
omic
via
bilit
y ac
ross
the
char
ging
aut
horit
y's
area
; an
d •
evid
ence
has
bee
n pr
ovid
ed th
at s
how
s th
e pr
opos
ed ra
te (o
r rat
es)
wou
ld n
ot th
reat
en d
eliv
ery
of th
e re
leva
nt P
lan
as a
who
le.
10. T
he e
xam
iner
sho
uld
be re
ady
to re
com
men
d m
odifi
catio
n or
re
ject
ion
of th
e dr
aft c
harg
ing
sche
dule
if it
thre
aten
s de
liver
y of
the
rele
vant
Pla
n as
a w
hole
. 8
EB040b
-
01/09/20
13 3
Apr
il 20
13 C
IL G
uida
nce
(8)
……
…. I
n m
eetin
g th
e re
quire
men
ts o
f reg
ulat
ion
14(1
), ch
argi
ng
auth
oriti
es s
houl
d sh
ow a
nd e
xpla
in h
ow th
eir p
ropo
sed
levy
rate
(or
rate
s) w
ill co
ntrib
ute
tow
ards
the
impl
emen
tatio
n of
thei
r rel
evan
t Pla
n an
d su
ppor
t the
dev
elop
men
t of t
heir
area
.As
set o
ut in
the
Nat
iona
l P
lann
ing
Pol
icy
Fram
ewor
k in
Eng
land
, the
abi
lity
to d
evel
op v
iabl
y th
e si
tes
and
the
scal
e of
dev
elop
men
t ide
ntifi
ed in
the
Loca
l Pla
n sh
ould
no
t be
thre
aten
ed.
9
CIL
, s10
6, 1
23 L
ist a
nd o
ther
so
urce
s of
fund
ing
88.
Whe
re th
e re
gula
tion
123
list i
nclu
des
a ge
neric
item
(suc
h as
edu
catio
n or
tran
spor
t),
sect
ion
106
cont
ribut
ions
sho
uld
not n
orm
ally
be
soug
ht o
n an
y sp
ecifi
c pr
ojec
ts in
that
cat
egor
y’
Suc
h si
te-s
peci
fic c
ontri
butio
ns s
houl
d on
ly b
e so
ught
whe
re th
is c
an b
e ju
stifi
ed w
ith re
fere
nce
to
the
unde
rpin
ning
evi
denc
e on
infra
stru
ctur
e pl
anni
ng m
ade
publ
icly
ava
ilabl
e at
exa
min
atio
n.
10
Pos
itive
ly P
repa
red
In o
rder
to b
e ap
prop
riate
, the
cum
ulat
ive
impa
ct o
f the
se
stan
dard
s an
d po
licie
s sh
ould
not
put
impl
emen
tatio
n of
the
plan
at s
houl
d fa
cilit
ate
deve
lopm
ent t
hrou
ghou
t the
ec
onom
ic c
ycle
.N
PP
F 17
4
… c
harg
ing
auth
oriti
es s
houl
d sh
ow a
nd e
xpla
in h
ow th
eir
prop
osed
levy
rate
(or r
ates
) will
con
trib
ute
tow
ards
the
impl
emen
tatio
n of
thei
r rel
evan
t Pla
nan
d su
ppor
t the
de
velo
pmen
t of t
heir
area
.C
IL G
uida
nce
(8)
11
Viab
ility
Tes
tsN
PPF
Pla
n de
liver
abilit
y (w
as P
PS
3 P
arag
raph
29
Affo
rdab
le H
ousi
ng
Targ
et to
be
broa
dly
deliv
erab
le)
Dut
y to
co-
oper
ate
CIL
Reg
ulat
ion
14A
sses
s im
pact
of v
iabi
lity
on d
eliv
ery
SHLA
AD
eliv
erab
ility
Site
Spe
cific
s106
neg
otia
tions
etc
Gui
danc
e: L
GA
/HB
F (H
arm
an),
RIC
S G
uida
nce,
PA
S, H
CA
and
othe
rs.
12
EB040b
-
01/09/20
13 4
Viab
ility
Tes
ting
-Gui
danc
eTH
ERE
IS N
O S
TATU
TORY
GU
IDAN
CE
NPP
F sa
ys:
‘Evi
denc
e su
ppor
ting
the
asse
ssm
ent s
houl
d be
pro
porti
onat
e,
usin
g on
ly a
ppro
pria
te a
vaila
ble
evid
ence
’.
The
CIL
gui
danc
e sa
ys:
‘The
legi
slat
ion
(sec
tion
212
(4) (
b)) r
equi
res
a ch
argi
ng a
utho
rity
to u
se 'a
ppro
pria
te a
vaila
ble
evid
ence
' to
info
rm th
eir d
raft
char
ging
sch
edul
e. It
is re
cogn
ised
that
the
avai
labl
e da
ta is
un
likel
y to
be
fully
com
preh
ensi
ve o
r exh
aust
ive.
Cha
rgin
g au
thor
ities
nee
d to
dem
onst
rate
that
thei
r pro
pose
d C
IL ra
te o
r ra
tes
are
info
rmed
by
‘app
ropr
iate
ava
ilabl
e’ e
vide
nce
and
cons
iste
nt w
ith th
at e
vide
nce
acro
ss th
eir a
rea
as a
who
le’.
Eng
agem
ent P
hase
sC
onsu
ltatio
nVi
abilit
y co
nsid
erat
ions
sho
uld
alre
ady
form
par
t of t
he s
trate
gic
hous
ing
land
ava
ilabi
lity
asse
ssm
ent (
SH
LAA
) pro
cess
. Goo
d qu
ality
info
rmat
ion
prov
ided
by
land
owne
rs/s
ite p
rom
oter
s at
this
st
age
is v
ital t
o as
sist
the
test
ing
of p
lan
polic
y vi
abilit
y. T
he
appr
oach
to a
sses
sing
pla
n vi
abilit
y sh
ould
ther
efor
e se
ek to
m
axim
ise
the
use
of re
leva
nt S
HLA
A in
form
atio
n.La
ndow
ners
and
site
pro
mot
ers
shou
ld b
e pr
epar
ed to
pro
vide
su
ffici
ent a
nd g
ood
qual
ity in
form
atio
n at
an
early
sta
ge, r
athe
r th
an w
aitin
g un
til th
e de
velo
pmen
t man
agem
ent s
tage
. Thi
s w
ill
allo
w a
n in
form
ed ju
dgem
ent b
y th
e pl
anni
ng a
utho
rity
rega
rdin
g th
e in
clus
ion
or o
ther
wis
e of
site
s ba
sed
on th
eir p
oten
tial
viab
ility
.H
arm
an G
uida
nce
–P
age
23
EB040b
-
01/09/20
13 5
Con
sulta
tion
46. C
harg
ing
auth
oriti
es m
ust c
onsu
lt on
thei
r pro
pose
d le
vy
rate
s in
a p
relim
inar
y dr
aft c
harg
ing
sche
dule
. Thi
s sh
ould
go
beyo
nd b
road
pro
posa
ls fo
r the
Com
mun
ity In
frast
ruct
ure
Levy
an
d th
e G
over
nmen
t enc
oura
ges
auth
oriti
es to
pre
pare
a d
raft
char
ging
sch
edul
e th
at is
evi
denc
e ba
sed
and
that
will
redu
ce
the
need
for s
ubse
quen
t mod
ifica
tions
, so
spee
ding
up
the
proc
ess
of in
trodu
cing
the
levy
. 49
. Ear
ly e
ngag
emen
t with
loca
l dev
elop
ers
and
othe
rs in
the
prop
erty
indu
stry
is c
lear
ly g
ood
prac
tice
and
shou
ld h
elp
the
char
ging
sch
edul
e co
nsul
tatio
n an
d ex
amin
atio
n pr
oces
s ru
n m
ore
smoo
thly.
The
ext
ent t
o w
hich
cha
rgin
g au
thor
ities
can
do
this
will
depe
nd o
n th
e le
vel o
f eng
agem
ent f
rom
loca
l de
velo
pers
. A
pril
2013
CIL
Gui
danc
e
Larg
e S
ites
Land
owne
rs a
nd s
ite p
rom
oter
s sh
ould
be
prep
ared
to
prov
ide
suffi
cien
t and
goo
d qu
ality
info
rmat
ion
at a
n ea
rly
stag
e……
. Thi
s w
ill a
llow
an
info
rmed
judg
emen
t by
the
plan
ning
aut
horit
y re
gard
ing
the
incl
usio
n or
oth
erw
ise
of
site
s ba
sed
on th
eir p
oten
tial v
iabi
lity.
Har
man
Gui
danc
e –
Pag
e 23
……
In s
ome
case
s, c
harg
ing
auth
oriti
es c
ould
trea
t a m
ajor
st
rate
gic
site
as
a se
para
te g
eogr
aphi
cal z
one
whe
re it
is
supp
orte
d by
robu
st e
vide
nce
on e
cono
mic
via
bilit
y.
CIL
Gui
danc
e (3
4)
Met
hodo
logy
19
Sta
ndar
d Vi
abili
ty T
est
Gro
ss D
evel
opm
ent V
alue
(The
com
bine
d va
lue
of th
e co
mpl
ete
deve
lopm
ent)
LES
S
Cos
t of c
reat
ing
the
asse
t, in
clud
ing
PRO
FIT
(Con
stru
ctio
n +
fees
+ fi
nanc
e ch
arge
s)=
RES
IDU
AL
VALU
ER
esid
ual V
alue
v E
xist
ing
/ Alte
rnat
ive
Use
Val
ue20
EB040b
-
01/09/20
13 6
Gro
ss D
evel
opm
ent V
alue
All
inco
me
from
a S
chem
e
Con
stru
ctio
n S
ite R
emed
iatio
nA
bnor
mal
sS
106
Etc
.
Fees
Des
ign
Eng
inee
rS
ales
Etc
.
Prof
itD
evel
oper
sB
uild
ers
Land
Exi
stin
g /
Alte
rnat
ive
Land
Val
ue+
uplif
t
CIL
,Af
f H
ousi
ng,
envi
ro,
desi
gn,
etc
Evi
denc
e
Site
Spe
cific
from
DM
and
est
ates
Mod
elle
d si
tes 16
Res
iden
tial
Non
-res
iden
tial k
ey ty
pes
Pos
sibl
e S
trate
gic
Site
s 22
Spe
cific
Site
s
23
Key
Res
iden
tial S
ites
24
Tabl
e 1.
1 P
oten
tial S
trat
egic
Site
sSi
te lo
catio
n / c
ode
No.
dw
ellin
gsN
orth
Hey
brid
ge p
ropo
sed
mas
terp
lan
area
900
H1
(Nor
th H
eybr
idge
)
700
BS
1 (N
orth
Hey
brid
ge)
BS
2 (N
orth
Hey
brid
ge)
H4
(Nor
th H
eybr
idge
)S
outh
of M
aldo
n pr
opos
ed m
aste
rpla
n ar
ea1,
250
M2
(Wes
t Mal
don)
700
Bur
nham
on
Cro
uch
prop
osed
mas
terp
lan
area
450
B1
(Bur
nham
)70
0B
2 (B
urnh
am)
B4
(Bur
nham
)F3
(Nor
th F
ambr
idge
)70
0F4
(Nor
th F
ambr
idge
)L1
(Lat
chin
gdon
)70
0S
3(S
outh
min
ster
)70
0
EB040b
-
01/09/20
13 7
Key
Ass
umpt
ions
25
Aver
age
Hou
se P
rices
(all)
26
020406080100
120
140
160
180
2006 Q12006 Q22006 Q32006 Q42007 Q12007 Q22007 Q3
20072008 Q12008 Q22008 Q32008 Q42009 Q12009 Q22009 Q32009 Q42010 Q12010 Q22010 Q32010 Q42011 Q12011 Q22011 Q32011 Q42012 Q12012 Q22012 Q3
ENGLAND
EAST
Essex
Braintree
Chelmsford
Colche
ster
Maldo
nRo
chford
Inne
r Lon
don£0
£50,00
0
£100
,000
£150
,000
£200
,000
£250
,000
£300
,000
£350
,000
£400
,000
2006 Q12006 Q22006 Q32006 Q42007 Q12007 Q22007 Q3
20072008 Q12008 Q22008 Q32008 Q42009 Q12009 Q22009 Q32009 Q42010 Q12010 Q22010 Q32010 Q42011 Q12011 Q22011 Q32011 Q42012 Q12012 Q22012 Q3
England
EAST
Essex
Braintree
Chelmsford
Colche
ster
Maldo
nRo
chford
Inne
r Lon
don
Aver
age
Hou
se P
rices
27
New
Hou
se P
rices
28
£0
£50,000
£100,000
£150,000
£200,000
£250,000
New
Outer S East
New
UK
Older Outer S East
Older UK
EB040b
-
01/09/20
13 8
29
Table 4.1 New
Build Hou
se Asking Prices
Bed
room
sA
rea
m2
Pric e £
£/m
2
Age
nt/d
evel
oper
Add
ress
Tow
nFl
atH
ouse
Flat
Hou
se
Nor
ton
Bar
geC
old
Nor
ton
Ess
ex2
6019
0,00
03,
167
Nor
ton
Bar
ge2
6019
5,00
03,
250
Nor
ton
Bar
ge2
6019
5,00
03,
250
Spi
tal R
dM
aldo
n3
6022
9,99
53,
833
Nor
th E
nd S
outh
min
ster
410
024
9,99
52,
500
Har
vey
rdG
t Tot
ham
Mal
don
376
295,
000
3,87
0
19 C
oron
atio
n R
dB
urnh
am o
n C
rouc
h3
325,
000
The
That
cher
sC
hape
l Rd
Tolle
shun
t D'A
rcy
412
834
9,95
02,
734
Cor
onat
ion
Rd
Bur
nham
on
Cro
uch
417
036
5,00
02,
147
21 C
oron
atio
n R
dB
urnh
am o
n C
rouc
h3
375,
000
Cha
pel R
dTo
llesh
unt D
'Arc
y5
184
375,
000
2,03
8
Cha
pel R
dTo
llesh
unt D
'Arc
y5
225
390,
000
1,73
3
Gre
at T
otha
mE
ssex
422
139
9,95
01,
810
23 C
oron
atio
n R
dB
urnh
am o
n C
rouc
h3
450,
000
Sout
h St
Tillin
gham
Sout
hmin
ster
445
0,00
0
Lodg
e B
arn
Woo
dham
Lod
ge B
arns
CM
3 4H
Q3
177
750,
000
4,24
9
Bro
advi
ew B
arn
Woo
dham
Lod
ge B
arns
321
887
5,00
04,
008
Dut
ch B
arn
Woo
dham
Lod
ge B
arns
424
292
5,00
03,
829
Val
ley
Bar
nW
oodh
am L
odge
Bar
ns5
331
1,22
5,00
03,
704
Lodg
e R
dH
azel
eigh
Che
lmsf
ord
683
81,
895,
000
2,26
1
Ren
ts, 2
Bed
, £/m
onth
30
£0
£100
£200
£300
£400
£500
£600
£700
£800
Maldo
n +5
mile
Heybrid
ge+
5mile
Burnham on
Crou
ch +5 Mile
Southm
inster +1
mile
Med
ian Re
nt
80% M
edian Re
nt
LHA Cap
Social Ren
t
Affordable Ren
t
Affo
rdab
le R
ent
•R
ent
80%
ofm
edia
nre
nt/
Loca
lHou
sing
Allo
wan
ceC
ap•
Man
agem
ent1
0%•
Void
s4%
•R
epai
rs6%
•Yi
eld
5.5%
(18
YP
)
Ass
ume
£1,3
00/m
2
31
Affo
rdab
le A
ssum
ptio
ns
•Af
ford
able
Ren
t•
Soci
al re
nt50
% O
MV
•In
term
edia
te70
% O
MV
•H
isto
ric G
rant
Was
typi
cally
£35
,000
/soc
ial r
ent
Now
zer
o
•G
rant
, rec
ycle
d gr
ant,
Rig
ht-to
-buy
rece
ipts
, S
ocia
l to
affo
rdab
le re
nt c
onve
rsio
ns?
32
EB040b
-
01/09/20
13 9
Pric
e A
ssum
ptio
ns
33
Table 9.7 Pric
e assumptions
Site
Uni
tsM
arke
tIn
term
edia te
Affo
rdab
le
Ren
t£/
m2
£/m
2£/
m2
1La
rger
Villa
geAl
thor
ne40
2,30
01,
610
1,30
02
Larg
er V
illage
Brad
wel
l on
Sea
202,
300
1,61
01,
300
3La
rger
Villa
geSo
uthm
inst
er35
92,
300
1,61
01,
300
4La
rger
Villa
geM
ayla
nd16
52,
400
1,68
01,
300
5La
rger
Villa
geTo
llesb
ury
822,
350
1,64
51,
300
6La
rger
Villa
geW
ickh
am B
isho
ps13
2,90
02,
030
1,30
07
Urb
an In
fill
Mal
don
202,
700
1,89
01,
300
8U
rban
Infil
lM
aldo
n2
2,70
01,
890
1,30
09
Larg
er V
illage
Nor
th F
abrid
ge10
52,
600
1,82
01,
300
10To
wn
Edge
Burn
ham
on
Cro
uch
626
018
21,
300
11Sm
alle
r Villa
gePu
rleig
h20
2,90
02,
030
1,30
012
Smal
ler V
illage
Littl
e To
tham
32,
900
2,03
01,
300
13Sm
alle
r Villa
geW
oodh
am W
alte
r17
2,80
01,
960
1,30
014
Smal
ler V
illage
Woo
dham
Mor
timer
222,
900
2,03
01,
300
Pric
e A
ssum
ptio
ns
34
Table 9.8 Strategic Site
s Pric
e Assumptions
Mar
ket
Inte
rmed
iate
to
Buy
Affo
rdab
le
Ren
t£/
m2
£/m
2£/
m2
Site
1N
orth
Hey
brid
ge M
PH
eybr
idge
2,60
01,
820
1,30
0S
ite 2
H1
BS
1 B
S2
H4
Hey
brid
geH
eybr
idge
2,60
01,
820
1,30
0S
ite 3
Sou
th M
aldo
n M
PM
aldo
n2,
600
1,82
01,
300
Site
4M
2 W
est M
aldo
nM
aldo
n2,
600
1,82
01,
300
Site
5B
urnh
am o
n C
Bur
nham
on
Cro
uch
2,50
01,
750
1,30
0S
ite 6
B1
B2
B4
Bur
nham
Bur
nham
2,45
01,
715
1,30
0S
ite 7
F3 F
4 Fa
mbr
idge
Fam
brid
ge2,
450
1,71
51,
300
Site
8La
tchi
ngdo
nLa
tchi
ngdo
n2,
500
1,75
01,
300
Site
9S
outh
min
ster
Sou
thm
inst
er2,
450
1,71
51,
300
Pric
e A
ssum
ptio
ns
35
Tabl
e 5.
2 C
apita
lised
typi
cal r
ents
£/m
2
Ren
t £/
m2
Yiel
dC
apita
lised
R
ent
£/m
2
Larg
e in
dust
rial
657.
50%
867
Sm
all i
ndus
trial
659.
00%
722
Offi
ces
130
8.00
%1,
625
Sup
erm
arke
ts16
06.
00%
2,66
7R
etai
l War
ehou
se12
08.
00%
1,50
0S
hops
200
9.00
%2,
222
Hot
els
2,15
0R
etire
men
t hou
sing
3,00
0E
xtra
care
3,30
0
Pric
e A
ssum
ptio
ns
36
•R
etire
men
t Hom
e G
roup
repr
esen
tatio
ns: t
he p
rice
of a
1 b
ed s
helte
red
prop
erty
is a
bout
75%
of p
rice
of e
xist
ing
3 be
d se
mi d
etac
hed
hous
e an
d a
2 be
d sh
elte
red
prop
erty
is a
bout
equ
al to
the
pric
e of
exi
stin
g 3
bed
sem
i de
tach
ed h
ouse
. In
add
ition
we
have
ass
umed
Ext
raca
re h
ousi
ng is
25%
m
ore
expe
nsiv
e th
an s
helte
red.
•In
Mal
don
the
med
ian
pric
e of
a 3
bed
sem
i-det
ache
d ho
me
is £
220,
000
Tabl
e 5.
1 W
orth
of R
etire
men
t and
Ext
raca
reAr
ea£
£/m
23
bed
sem
i-det
ache
d22
0,00
0I b
ed S
helte
red
5016
5,00
03,
300
2 be
d Sh
elte
red
7522
0,00
02,
933
1 be
d Ex
traca
re65
206,
250
3,17
32
bed
Extra
care
8027
5,00
03,
438
EB040b
-
01/09/20
13 10
Alte
rnat
ive
Use
Val
ue
Indu
stria
l£6
25,0
00 /h
aR
esid
entia
l£1
,000
,000
/ha
Agr
icul
tura
l£2
5,00
0 /h
aP
addo
ck£5
0,00
0 /h
a
Per
net
dev
elop
able
ha
37
Dev
elop
men
t Cos
ts
1.C
onst
ruct
ion
BC
IS +
6%
for C
FSH
42.
Infr
astr
uctu
re10
% -
20%
3.Fe
esR
es 1
0%N
on R
es 8
%4.
Con
tinge
ncie
s2.
5% to
5%
5.In
tere
st7%
6.Pr
ofit
20%
(on
Cos
t or G
DV
)
38
Table 10.7 Strategic Site
Infrastructure Costs
Who
le s
iteP
er U
nit
Nor
th H
eybr
idge
pro
pose
d m
aste
rpla
n ar
ea13
,808
,669
15,3
43
H1
BS
1 B
S2
H4
(Nor
th H
eybr
idge
)9,
797,
223
13,9
96
Sou
th o
f Mal
don
prop
osed
mas
terp
lan
area
14,7
41,7
6211
,793
M2
(Wes
t Mal
don)
9,21
7,38
713
,168
Bur
nham
on
Cro
uch
prop
osed
mas
terp
lan
area
4,90
7,93
310
,907
B1
B2
B4
(Bur
nham
)6,
161,
006
8,80
1
F3 F
4 (N
orth
Fam
brid
ge)
8,16
1,00
611
,659
L1 (L
atch
ingd
on)
10,1
61,0
0614
,516
S3
(Sou
thm
inst
er)
11,3
61,0
0616
,230
Mar
ket P
ace
•O
ver p
lan
perio
d –
not j
ust n
ow•
Larg
e si
tes
–m
ultip
le o
utle
ts•
30 o
r so
per o
utle
t yea
r•
Dow
n to
4 p
er y
ear
40
EB040b
-
01/09/20
13 11
Cum
ulat
ive
Impa
ct o
f Pol
icy
•…
.. sh
ould
ass
ess
the
likel
y cu
mul
ativ
e im
pact
s on
dev
elop
men
t in
thei
r are
a of
all
exis
ting
and
prop
osed
loca
l sta
ndar
ds, s
uppl
emen
tary
pl
anni
ng d
ocum
ents
and
pol
icie
s th
at s
uppo
rt th
e de
velo
pmen
t pla
n, w
hen
adde
d to
nat
iona
lly
requ
ired
stan
dard
s …
..
Mal
don
Dis
tric
t Loc
al D
evel
opm
ent P
lan
Pref
erre
d O
ptio
ns C
onsu
ltatio
ns (2
012)
Rev
ised
Pre
ferr
ed O
ptio
ns (2
9th
Janu
ary
2013
)41
Cum
ulat
ive
Impa
ct o
f Pol
icy
Pol
icy
S1
Sus
tain
able
Dev
elop
men
tP
olic
y S
3 P
lace
Sha
ping
Pol
icy
S4
Mal
don
and
Hey
brid
ge G
arde
n S
ubur
bsP
olic
y S
8 B
urnh
am-o
n-C
rouc
hP
olic
y D
1 D
esig
n Q
ualit
y an
d B
uilt
Env
ironm
ent
Pol
icy
D2
Clim
ate
Cha
nge
& E
nviro
nmen
tal I
mpa
ct o
f New
Dev
elop
men
tP
olic
y D
3 C
onse
rvat
ion
and
Her
itage
Ass
ets
Pol
icy
D5
Floo
d R
isk
Pol
icy
E6
Ski
lls, T
rain
ing
and
Edu
catio
nP
olic
y H
1 A
fford
able
Hou
sing
Pol
icy
H2
Hou
sing
Mix
Pol
icy
H4
Effe
ctiv
e U
se o
f Lan
dP
olic
y N
1 G
reen
Infra
stru
ctur
e N
etw
ork
Pol
icy
N3
Ope
n S
pace
, Spo
rt an
d Le
isur
eP
olic
y T1
Sus
tain
able
Tra
nspo
rtP
olic
y T2
Acc
essi
bilit
yP
olic
y I1
Infra
stru
ctur
e an
d S
ervi
ces
42
Dev
elop
er C
ontri
butio
ns
•20
05 M
aldo
n D
istri
ct D
evel
oper
C
ontri
butio
ns G
uide
•Es
sex
Cou
nty
Cou
ncil
•Tr
ack
Rec
ord
£2,5
00 p
er u
nit.
43
H3
-Affo
rdab
le H
ousi
ngS
ites
over
0.5
haSu
b-ar
eaR
equi
rem
ent
All
stra
tegi
c gr
owth
loca
tions
40%
Nor
ther
n R
ural
, Mal
don
Cen
tral a
nd S
outh
and
R
ural
Sou
th40
%
Mal
don
Nor
th a
nd R
ural
Sou
th E
ast H
ighe
r30
%
Rur
al S
outh
Eas
t Low
er25
%
44
EB040b
-
01/09/20
13 12
Mod
elle
d S
ites
45
Table 9.6 M
odelled Site develop
men
t assum
ptions
Site
Uni
tsA
rea
Uni
ts/
net h
aAv
erag
e U
nit
Tota
l G
IAD
ensi
ty
Gro
ss
haN
et H
am
2m
2 /ha
1La
rger
Vill
age
Alth
orne
401.
431.
1435
.09
78.8
03,
152
2,76
52
Larg
er V
illag
eB
radw
ell o
n S
ea20
0.70
0.56
35.7
179
.80
1,59
62,
850
3La
rger
Vill
age
Sou
thm
inst
er35
917
.05
10.2
335
.09
81.9
429
,417
2,87
64
Larg
er V
illag
eM
ayla
nd16
57.
664.
6035
.87
86.5
414
,279
3,10
45
Larg
er V
illag
eTo
llesb
ury
823.
902.
3435
.04
82.5
26,
767
2,89
26
Larg
er V
illag
eW
ickh
am B
isho
ps13
0.38
0.38
34.2
195
.69
1,24
43,
274
7U
rban
Infil
lM
aldo
n20
0.05
0.50
40.0
074
.60
1,49
22,
984
8U
rban
Infil
lM
aldo
n2
0.05
0.05
40.0
073
.00
146
2,92
09
Larg
er V
illag
eN
orth
Fab
ridge
105
4.25
3.00
35.0
083
.96
8,81
62,
939
10To
wn
Edg
eB
urnh
am o
n C
rouc
h6
0.18
0.18
33.3
399
.00
594
3,30
011
Sm
alle
r Vill
age
Pur
leig
h20
0.70
0.56
35.7
179
.80
1,59
62,
850
12S
mal
ler V
illag
eLi
ttle
Toth
am3
0.10
0.10
30.0
011
1.00
333
3,33
013
Sm
alle
r Vill
age
Woo
dham
Wal
ter
170.
510.
5034
.00
82.1
21,
396
2,79
214
Sm
alle
r Vill
age
Woo
dham
Mor
timer
220.
780.
6235
.48
84.9
51,
869
3,01
5
Stra
tegi
c O
ptio
ns
46
Table 9.2 Strategic Site
develop
men
t assum
ptions
Num
ber
Site
Units
Gross A
rea
Net Area
Density
Average
Unit Size
Density
haha
Uni
ts/h
am
2m
2m
2/ha
1N
orth
Hey
brid
ge M
PH
eybr
idge
900
74.0
044
.40
20.2
786
.28
77,6
501,
749
2H
1 B
S1
BS
2 H
4 H
eybr
idge
Hey
brid
ge70
011
0.00
66.0
010
.61
85.7
059
,990
909
3S
outh
Mal
don
MP
Mal
don
1250
110.
0066
.00
18.9
484
.75
105,
940
1,60
54
M2
Wes
t Mal
don
Mal
don
700
47.0
028
.00
25.0
085
.70
59,9
902,
143
5B
urnh
am o
n C
rouc
hB
urnh
am o
n C
rouc
h45
043
.00
15.0
030
.00
86.0
438
,716
2,58
16
B1
B2
B4
Bur
nham
Bur
nham
700
39.0
025
.80
27.1
385
.70
59,9
902,
325
7F3
F4
Fam
brid
geFa
mbr
idge
700
47.0
023
.40
29.9
185
.70
59,9
902,
564
8La
tchi
ngdo
nLa
tchi
ngdo
n70
051
.00
30.6
022
.88
85.7
059
,990
1,96
09
Sou
thm
inst
erS
outh
min
ster
700
47.0
028
.00
25.0
085
.70
59,9
902,
143
Sta
ndar
d Vi
abili
ty T
est
Gro
ss D
evel
opm
ent V
alue
(The
com
bine
d va
lue
of th
e co
mpl
ete
deve
lopm
ent)
LES
S
Cos
t of c
reat
ing
the
asse
t, in
clud
ing
PRO
FIT
(Con
stru
ctio
n +
fees
+ fi
nanc
e ch
arge
s)=
RES
IDU
AL
VALU
ER
esid
ual V
alue
v E
xist
ing
/ Alte
rnat
ive
Use
Val
ue47
Har
man
/ R
ICS
EB040b
-
01/09/20
13 13
A P
ragm
atic
Via
bilit
y Te
stW
e ar
e N
OT
tryin
g to
repl
icat
e a
parti
cula
r bus
ines
s m
odel
Test
sho
uld
be b
road
ly re
pres
enta
tive
‘Exi
stin
g us
e va
lue
plus
’–
real
ity c
heck
ed a
gain
st m
arke
t val
ue
•W
ill E
UV
Plu
s pr
ovid
e co
mpe
titiv
e re
turn
s?•
Land
ow
ner’s
hav
e ex
pect
atio
ns (l
ife c
hang
ing?
)•
Will
land
com
e fo
rwar
d?
Viab
ility
Tes
t•
Bro
wnf
ield
and
Urb
an s
ites
Exi
stin
g U
se V
alue
plu
s 20
%
•G
reen
field
and
Rur
alE
xist
ing
Use
Val
ue p
lus
20%
plu
s £3
00,0
00 p
er h
a
NO
TE g
ross
/ ne
t rel
atio
nshi
p.
Em
ergi
ng R
esul
ts
51
•Ve
ry D
raft
–pr
e-co
nsul
tatio
n
52
Table 10
.1 M
odelled Sites R
esidua
l Value
s –Ba
se App
raisals
Area
Uni
tsR
esid
ual
Val
ueG
ross
ha
Net
ha
Gro
ss h
aN
et h
a£
site
Site
1La
rger
Vill
age
Alth
orne
Bro
wn
Res
/Nur
sery
1.43
1.14
4043
9,70
155
1,55
462
8,77
2S
ite 2
Larg
er V
illag
eB
radw
ell o
n S
eaG
reen
Pad
dock
0.7
0.56
2043
9,56
254
9,45
230
7,69
3S
ite 3
Larg
er V
illag
eS
outh
min
ster
Gre
enA
gric
ultu
ral
17.0
510
.23
359
310,
109
516,
848
5,28
7,35
0S
ite 4
Larg
er V
illag
eM
ayla
ndG
reen
Pad
dock
7.66
4.6
165
324,
489
540,
345
2,48
5,58
5S
ite 5
Larg
er V
illag
eTo
llesb
ury
Gre
enP
addo
ck3.
92.
3482
293,
901
489,
836
1,14
6,21
6S
ite 6
Larg
er V
illag
eW
ickh
am B
isho
psG
reen
Pad
dock
0.38
0.38
131,
336,
567
1,33
6,56
750
7,89
6S
ite 7
Urb
an In
fill
Mal
don
Bro
wn
Car
park
0.05
0.5
207,
291,
812
729,
181
364,
591
Site
8U
rban
Infil
lM
aldo
nB
row
nE
xist
ing
Bui
ldin
g0.
050.
052
46,5
7146
,571
2,32
9S
ite 9
Larg
er V
illag
eN
orth
Fab
ridge
Gre
enA
gric
ultu
ral
4.25
310
548
0,49
368
0,69
92,
042,
097
Site
10
Tow
n E
dge
Bur
nham
on
Cro
uch
Gre
enP
addo
ck0.
180.
186
1,07
0,31
21,
070,
312
192,
656
Site
11
Sm
alle
r Vill
age
Pur
leig
hG
reen
Pad
dock
0.7
0.56
2092
6,15
21,
157,
690
648,
307
Site
12
Sm
alle
r Vill
age
Littl
e To
tham
Gre
enP
addo
ck0.
10.
13
-298
,075
-298
,075
-29,
807
Site
13
Sm
alle
r Vill
age
Woo
dham
Wal
ter
Gre
enP
addo
ck0.
510.
517
1,00
6,24
91,
026,
373
513,
187
Site
14
Sm
alle
r Vill
age
Woo
dham
Mor
timer
Gre
enP
addo
ck0.
780.
6222
984,
707
1,23
8,82
576
8,07
2S
ite 1
5S
ite 1
6
EB040b
-
01/09/20
13 14
53
Table 10
.2 Strategic Site
s Residua
l Value
s –Ba
se App
raisals
Area
Uni
tsR
esid
ual
Val
ue
Gro
ss h
aN
et h
aG
ross
ha
Net
ha
£ si
te
Site
1N
orth
Hey
brid
ge M
PH
eybr
idge
Gre
en
Agr
icul
tura
l74
44.4
900
79,4
0013
2,33
45,
875,
630
Site
2H
1 B
S1
BS
2 H
4 H
eybr
idge
Hey
brid
geG
reen
Agr
icul
tura
l11
066
700
47,5
4179
,234
5,22
9,47
6
Site
3S
outh
Mal
don
MP
Mal
don
Gre
enA
gric
ultu
ral
110
6612
5091
,143
151,
906
10,0
25,7
83
Site
4M
2 W
est M
aldo
nM
aldo
nG
reen
Agr
icul
tura
l47
2870
011
9,66
820
0,87
15,
624,
382
Site
5B
urnh
am o
n C
Bur
nham
on
Cro
uch
Gre
enA
gric
ultu
ral
4315
450
79,7
2922
8,55
73,
428,
349
Site
6B
1 B
2 B
4 B
urnh
amB
urnh
amG
reen
Agr
icul
tura
l39
25.8
700
124,
287
187,
875
4,84
7,17
4
Site
7F3
F4
Fam
brid
geFa
mbr
idge
Gre
enA
gric
ultu
ral
4723
.470
074
,150
148,
934
3,48
5,04
4
Site
8La
tchi
ngdo
nLa
tchi
ngdo
nG
reen
Agr
icul
tura
l51
30.6
700
60,0
3610
0,06
13,
061,
859
Site
9S
outh
min
ster
Sou
thm
inst
erG
reen
Agr
icul
tura
l47
2870
017
7,95
029
8,70
18,
363,
630
54
Table 10
.3 Base Ap
praisals. Re
sidu
al Value
compa
red to Viability Th
reshold
Alte
rnat
ive
Use
Va
lue
Viab
ility
Thre
shol
dR
esid
ual V
alue
£/ha
£/ha
£/ha
Site
1La
rger
Villa
geA
lthor
ne62
5,00
075
0,00
043
9,70
1S
ite 2
Larg
er V
illage
Bra
dwel
l on
Sea
50,0
0036
0,00
043
9,56
2S
ite 3
Larg
er V
illage
Sou
thm
inst
er25
,000
330,
000
310,
109
Site
4La
rger
Villa
geM
ayla
nd50
,000
360,
000
324,
489
Site
5La
rger
Villa
geTo
llesb
ury
50,0
0036
0,00
029
3,90
1S
ite 6
Larg
er V
illage
Wic
kham
Bis
hops
50,0
0036
0,00
01,
336,
567
Site
7U
rban
Infil
lM
aldo
n62
5,00
075
0,00
07,
291,
812
Site
8U
rban
Infil
lM
aldo
n1,
000,
000
1,20
0,00
046
,571
Site
9La
rger
Villa
geN
orth
Fab
ridge
25,0
0033
0,00
048
0,49
3S
ite 1
0To
wn
Edg
eB
urnh
am o
n C
rouc
h50
,000
360,
000
1,07
0,31
2S
ite 1
1S
mal
ler V
illage
Pur
leig
h50
,000
360,
000
926,
152
Site
12
Sm
alle
r Villa
geLi
ttle
Toth
am50
,000
360,
000
-298
,075
Site
13
Sm
alle
r Villa
geW
oodh
am W
alte
r50
,000
360,
000
1,00
6,24
9S
ite 1
4S
mal
ler V
illage
Woo
dham
Mor
timer
50,0
0036
0,00
098
4,70
7S
ite 1
5S
ite 1
6
55
Table 10
.4 Base Ap
praisals. Re
sidu
al Value
compa
red to Viability Th
reshold
Alte
rnat
ive
Use
Val
ueVi
abilit
y Th
resh
old
Res
idua
l Va
lue
£/ha
£/ha
£/ha
Site
1N
orth
Hey
brid
ge M
PH
eybr
idge
25,0
0033
0,00
079
,400
Site
2H
1 B
S1
BS
2 H
4 H
eybr
idge
Hey
brid
ge25
,000
330,
000
47,5
41
Site
3S
outh
Mal
don
MP
Mal
don
25,0
0033
0,00
091
,143
Site
4M
2 W
est M
aldo
nM
aldo
n25
,000
330,
000
119,
668
Site
5B
urnh
am o
n C
Bur
nham
on
Cro
uch
25,0
0033
0,00
079
,729
Site
6B
1 B
2 B
4 B
urnh
amB
urnh
am25
,000
330,
000
124,
287
Site
7F3
F4
Fam
brid
geFa
mbr
idge
25,0
0033
0,00
074
,150
Site
8La
tchi
ngdo
nLa
tchi
ngdo
n25
,000
330,
000
60,0
36
Site
9S
outh
min
ster
Sou
thm
inst
er25
,000
330,
000
177,
950
56
Table 10
.5 M
odelled Sites –
Full Po
licy Re
quire
men
t other th
an Affo
rdab
le Hou
sing. Re
sidu
al Value
com
pared to
Viab
ility Thresho
ld Alte
rnat
ive
Use
Va
lue
Viab
ility
Thre
shol
dR
esid
ual V
alue
£/ha
£/ha
£/ha
Site
1La
rger
Villa
geA
lthor
ne62
5,00
075
0,00
074
2,39
4S
ite 2
Larg
er V
illage
Bra
dwel
l on
Sea
50,0
0036
0,00
075
6,91
2S
ite 3
Larg
er V
illage
Sou
thm
inst
er25
,000
330,
000
534,
892
Site
4La
rger
Villa
geM
ayla
nd50
,000
360,
000
750,
263
Site
5La
rger