to inform the council’s further consideration of...progression (draft charging schedule (dcs)...

D|S|P Housing & Development Consultants

London Borough of Enfield Council

Viability Assessment

Supplementary information

- To inform the Council’s further consideration of

proposals for its Community Infrastructure Levy (CIL)

Ref: DSP 13222

Supplementary Report - June 2014

Dixon Searle LLP

The Old Hayloft

28C Headley Road

Grayshott

Hindhead

GU26 6LD

www.dixonsearle.co.uk

Enfield Council D|S|P Housing & Development Consultants

Enfield Council – Supplementary report to Viability Assessment – CIL (Ref. No. DSP13222)

Contents

Introduction 1

Extended consideration of development scenarios 3

- large scale housing site 3

- retirement housing 9


Enfield Council – Supplementary report to Viability Assessment – CIL (Ref. No. DSP13222)

Appendices

Appendix I:

Strategic residential scenario – mix assumptions

Appendix II:

Strategic residential scenario – base indications

Appendix III:

Strategic residential scenario – base indications

(with inflationary allowances)

Appendix IV:

Strategic residential scenario – sensitivities applied

to base indications (increased / decreased vales

and costs trials)

Appendix V:

Strategic residential scenario – as Appendix III but

also with inflationary allowances

Appendix VI:

Retirement housing - appraisal summaries

Appendix VII:

LB Enfield Charging Zones


Enfield Council – Viability Assessment (supplementary information) - CIL (Ref. No. DSP13222) 1

1. Introduction

1.1 Following the completion of the study ‘London Borough of Enfield Council Viability

Assessment - Community Infrastructure Levy (CIL) and Proposed Submission

Development Management Document (DMD)’ in April 2013, the Council has

continued to consider its proposals for a CIL during the period in which the DMD has

been further developed and progressed to current Examination stage. The Council

wishes to be a position to progress the CIL proposals for consultation later this year,

having reached Preliminary Draft Charging Schedule (PDCS) stage in May 2013.

1.2 Further information on the CIL proposals to date may be viewed at:

http://www.enfield.gov.uk/info/200057/planning_policy/1762/community_infrastru

cture_levy/2 ; and the PDCS is available at:

file:///C:/Users/User/Downloads/130605_Enfield_Preliminary_Draft_Charging_Sche

dule_Final_2013.pdf

1.3 The purpose of this brief report is to supplement the information provided within the

April 2013 Viability Assessment. This further information relates to varying forms of

development or development uses – to add to the picture provided by the 2013

Assessment. Key aspects added to the Council’s information here are:

Further consideration of larger scale (strategic) development planned

to deliver a significant proportion of the Borough’s housing growth at

Meridian Water in the south east corner of the Borough area;

Specific consideration of the viability of retirement housing (often

known as sheltered housing) development, meaning older persons /

later living type age restricted market housing; by way of an appraisal

process testing appropriate assumptions to development by this

sector of the housing market spectrum.

1.4 In the period since April 2013, DSP has remained in close contact with the Council

and has been engaged with officers more specifically from time to time so that it has

been possible to exchange information and keep abreast with the developments on



CIL and in related areas associated with planning and housing policy, and plan-

making. These have included Government-led developments through consultation

resulting in amended Regulations February 2014 and the work of others including

local authorities and the development industry; in the economic backdrop and

property markets; and in terms of experience accumulated by DSP through a number

of CIL Examination processes together with the Council’s and our monitoring of

developments and progress generally. The intervening period has also allowed the

Council to assess the representations received in response to the PDCS consultation.

Again, DSP has been involved in and kept informed on that process, having provided

the Council with its feedback on the comments received, where relevant to the

viability considerations and related matters. This supplementary report does not

cover such areas.

1.5 The 2013 Assessment provided a comprehensive basis for the appropriate available

evidence requirements. It is DSP’s view that the main principles behind the Council’s

2013 PDCS remain relevant. However, the Council has requested that a market

analysis is undertaken to confirm this prior to moving to the next stage of CIL

progression (Draft Charging Schedule (DCS) preparation and publication for further

consultation). Consideration will be given to a market and associated context /

assumptions review, bearing in mind the timing of the information gathering for the

comprehensive study completed in 2013. The inclusion of information, commentary

and analysis on general market trends in London since the original viability study in

April 2013 will provide the necessary assurance that our recommendations remain

robust.

1.6 It is necessary to recognise that any CIL viability study reflects the position at the

time it is produced, accepting that this is a continually moving area and that it is

simply not possible or realistic to reflect all of the details from experience elsewhere,

especially as those vary according to local circumstances and findings. The updated

market analysis approach might also enable a rounding-up of the local CIL

implications, overall, of the various developments mentioned above. What matters is

the appropriateness of the local approach; the right balance between providing

infrastructure to support planned growth and the viability of developments in Enfield

Borough, acknowledging the nature of the necessary overview process.



2 Extended consideration of development scenarios

2.1 Larger scale (strategic) housing growth

2.1.1 The appraisals scope was extended to include the review of strategic scale housing

sites, based on a scenario developed with the Council containing 1,000 dwellings. For

consistency, the assumptions basis was as per the Viability Assessment 2013,

incorporating 40% affordable housing in accordance with policy requirements but

this time with a dwelling mix as set out to the rear of this report (at Appendix I). It

should be noted that the Government has recently consulted on a proposal to

introduce a national minimum affordable housing threshold set at 10 dwellings1. This

would have a significant impact for LBE as a large proportion of affordable housing

contributions have come from the smallest sites in recent years.

2.1.2 Whilst an independent view was required and is provided through this report, the

extended assessment also drew to a degree on viability appraisal review work

undertaken for the Council by BNP Paribas2; as a further part of the review of

available evidence.

2.1.3 Our interpretation of the Council’s housing sites proposals information is that

Meridian Water represents the single location where this type and scale of

development is planned for and likely to be accommodated. Furthermore, in terms of

relevance to the first CIL charging schedule adopted by the Council, a proportion only

of that overall scenario is likely to start coming forward. So, as with all other forms of

development relevant to the Plan as its delivery progresses, this will be a scenario

that requires reconsidering at the point of review for future CIL Charging Schedules.

In actual delivery terms, the Meridian Water area is a group of sites which, under the

overall master-planning scenario, look set to also deliver/contribute to a range of

wider community facilities between them. Whilst the existing use values of the host

sites could be relatively low in the overall Enfield Borough context, the sites are

expected to come with a range of issues and costs that need to be factored into

considering their likely viability. In the usual way, we may expect that site/phase-

1 DCLG – Planning Performance and Planning Contributions - Consultation 2 BNP Paribas - Meridian Water Economic Viability Analysis, April to July 2013



specific viability assessments will be necessary to deal with these matters. In the

meantime, the setting of a suitable CIL rate for this area that is key to the overall Plan

delivery needs to done with regard to the likely collective costs (including Council

policy related) and potential risks associated with those changing, e.g. through the

identification of abnormal site issues or varying land values etc. as more information

follows the further investigation and builds during the usual pre-development stages.

2.1.4 Review of the BNP summary information indicates that unless we are to assume

values growth combined with later stages, or higher densities, there is likely to be a

viability deficit based on the current, starting point assumptions made in that.

2.1.5 That provides a pointer towards there being no scope for evidencing a local CIL in

respect of this type of development in this location during the anticipated life of the

Council’s first CIL Charging Schedule. By the time additional site works/infrastructure

costs are allowed for (as included in the BNP analysis) together will full affordable

housing to the policy levels (as must be allowed for in setting CIL, despite the

potential negotiated realities where needed) this view is reinforced. The BNP results

show a before CIL and s.106 position (no costs allowed for those) and we are seeing

what can be described as relatively weak viability indications on that basis. We think,

with all other BNP assumptions left unchanged, the positions arrived at may become

marginally worse owing to the need to factor-in the established London Mayoral

(Cross-Rail funding) CIL.

2.1.6 Whilst this is all necessarily high-level work at this stage, these indications appear

generally consistent with our earlier findings (Assessment completed April 2013) in

respect of the limited capacity of the eastern corridor of Enfield Borough to bear a

significant level of CIL, particularly in addition to the Mayoral charge of £20/sq. m

effective since April 2012. Those indications are what we would expect to see,

especially given the relatively low sales values likely to be available in the Eastern

areas to support viability. The relatively poor relationship between values and costs

assumptions is behind this, so that viability appears inherently challenging looking at

this now (as we have to for the first CIL charging schedule).



2.1.7 CIL is not producing this viability picture, but would have the effect of potentially

unhelpfully contributing to it. As with business development for example, where we

cannot evidence sufficiently positive viability in the first place (i.e. as a base position

prior to assuming local CIL costs in addition), it is in our experience inappropriate to

then seek to add further development cost through CIL, which will be fixed. Whilst

we have discussed with officers the principle that in reality a local CIL at a low level

would not make a telling difference to viability outcomes for development of this

scale in the eastern corridor (and more specifically at Meridian Water), running with

that approach goes against the well-established principles of not setting CIL rates to

the margins of viability and is not recommended.

2.1.8 To further inform our consideration of the BNP viability analysis indications for

Meridian Water, we have also borne in mind high level viability work carried out at

the Western Gateway site3 (together with work by CBRE previously4). With higher

sales values than those likely to be applicable in the east, viability (viewed in 2013)

looked potentially challenging, with high acquisition related/site costs factored-in;

and likely to need further monitoring and review of the strength of the values / costs

relationship in working up the scheme detail in due course. The current Ladderswood

development at the Western Gateway area is another example of a large scheme,

however, which is underway. This provides confidence in the scope to deliver

schemes of this size and nature given careful management, partnership working and

making the most of the development potential.

2.1.9 To further test and build on this developing picture, DSP also ran its own trial

appraisals and sensitivity tests (using Argus developer software). As noted at 2.1.1

above, these are based on 1,000 dwellings with a mix as outlined at Appendix I. This

reflects the BNP / Meridian Water master plan mix and density assumptions so far as

possible at this point (our interpretation of those). The appraisals were run in

November 2013 and considered with the Council in the following period.

3 Dixon Searle Partnership - Western Gateway Site Viability Overview Update (December 2013) 4 CBRE – New Southgate Viability & Deliverability Assessment (November 2010)



2.1.10 We have used previous (CIL Assessment 2013) VL 2 values (i.e. assuming sales at

£2,800/sq. m average - overall) consistent with our eastern area view for new-builds

within the CIL study. This assumption represents an increase over those indicated in

the BNP study (although the comparative picture on values assumptions varies by

dwelling type). This however appears to be appropriate given the passing of time,

during which market conditions have changed. For reference, BNP indicated sales

values of £153,600 for 1-bed flats; £177,275 for 2-bed flats; £215,040 for 3-bed flats;

£256,000 for 3-bed houses and £286,720 for 4-bed houses. As part of the extended

analysis, we have also prepared sensitivity tests including sales values set at 5% steps

down and up from the above base assumption. The outcomes are shown to be highly

sensitive to the values assumption, as is typical, so that we consider they have

significant capacity to improve should prices rise further from the assumed levels. As

an example, a 5% increase in total sales values increases the residual land value

produced from approximately £12m to over £16m (assuming no inflationary

allowance for costs and values) – see Appendix IV.

2.1.11 The build cost assumptions have been increased, related to the higher density

relevant stage masterplan/viability analysis assumptions (base indications – Appendix

II without and Appendix III with inflationary allowances added to base assumptions).

We have also looked at sensitivities to those values and costs levels varying (base and

sensitivity results indications are also provided with inflationary allowances -

Appendices IV and V respectively). Again, as an example, Appendix V indicates that

allowing for inflation in costs and values but without any increase in overall sales

value from the base assumption a residual land value of £25m is generated

(compared to the base £12m indicated above and in Appendix II). If overall sales

values are increased by 5% we see a further increase in the RLV to just under £30m

when cost and values inflation is considered (compared to £16m without inflation).

2.1.12 In summary, sensitivity tests (as seen at Appendices III, IV and V) were carried out to

explore the effects of:

higher or lower sales values and construction costs (relative to the base

assumptions set Appendix II) fixed at those levels throughout the appraisal

cashflow, giving a “now-view” based in varied starting assumptions assumed -



Appendices II (fixed base) and IV (with “up and down” values and costs variations

explored);

inflationary allowances also made to those various positions - so that a single

level of values and costs, at various fixed point assumptions, were not carried

through the appraisal as in the base view - Appendix III (with inflationary

allowances added to set II) and Appendix V (with inflationary allowances added to

set IV).

In summary:

o Appendix II – base;

o Appendix III – base with inflationary allowances;

o Appendix IV – varying values and costs in 5% steps up and down

explored;

o Appendix V – as Appendix IV (varied set) with inflationary

allowances applied to those variations (as per Appendix III)

2.1.13 In each of the appraisals the infrastructure costs (pro-rated from the BNP Paribas

work) are equally divided across the appraisal phases. Within the appraisal

summaries at Appendix II and III, ‘AR’ refers to Affordable Rent; ‘SO’ refers to Shared

Ownership.

2.1.14 Otherwise, as above, the assumptions essentially followed those used in the 2013

completed CIL assessment.

2.1.15 The base result indications (as at Appendix II) show that, after allowing an

apportionment of the BNP assumed site costs and infrastructure costs assumptions,

we reach what we consider likely to be a low-end commercial land value

(EUV/benchmark) in the Enfield context of circa £1.3 – 1.4m/ha. This is with

developer profits within the market norm type range (about 16% GDV blended

(overall) / equivalent approx. to 20% on cost) and prior to allowing for local CIL/s.106;

or any site-specific abnormals/remediation, etc. that may be factored in at later

detailed/site delivery review stages. To reach our interpretation of the BNP assumed

land value benchmark (and a mid-range point within the DSP previous commercial

land value benchmarks view – 2013 completed assessment) of circa £1.56m/ha, it is



necessary to reduce the developer profit assumption to around or below what might

be considered marginal in respect of market norm. assumptions of say 15% (i.e. to

about 14% GDV blended profit across the market and affordable housing).

2.1.16 Adding 5% to the starting point sales values assumption throughout the appraisal,

and leaving all other assumptions unaltered, we generate a surplus of approximately

£2,350 per dwelling for CIL and / or s.106; equivalent to approx. £33/sq. m5.

However, that example assumes no growth in build costs from the base assumption.

Appendix II outlines the outcomes from a wide range of iterations; it shows the

impact of adjusting input sales values and base build costs up and down by 5% steps

each, in a range of combinations.

2.1.17 Looking ahead and applying the BNP analysis approach assuming 3% values growth

year on year over 5 years, and inflating build costs at 2.5% p.a. over the same period,

whilst leaving other assumptions unchanged, there is potential to see up to around

four and a half times the £2,350/dwelling surplus that was based on a 5% values

uplift used as a constant. So this inflation based view could produce circa

£11,000/dwelling surplus overall, based on current property market trends. This is

well within the scope of most of the forecasts for values over the next 4 to 5 years.

2.1.18 It is also necessary to consider potential downward values assumption movements

which work against viability. For example , using starting point values of £2,600/sq.

m (mid-way between our VL1 and 2), then the same 5 year growth scenario produces

around half of the outcome noted at 2.1.16 above; a surplus of about

£6,000/dwelling for CIL and/or s.106. This is in addition to the BNP based site works

and infrastructure assumptions costs being borne.

2.1.19 Looking at current CIL rates setting advice, of prime importance in our experience is

the “now view” that there is no clear CIL scope for charging CIL until sales values

improve sufficient to strengthen the values/costs relationship. This is a matter for

5 Note: Mayoral CIL is included at £20/m² within the DSP appraisals, so all amounts expressed as surpluses or for local CIL take account of the Mayoral CIL.



further analysis and, if deemed necessary, potential future review of the Council’s

initial CIL Charging Schedule.

2.1.20 Consistent with the BNP analysis and wider work, a range of outcomes have been

presented. However, this supplementary report confirms a likely deficit viability

position or only a nominal surplus for additional sits costs / infrastructure funding

viewed at the current time. Assuming fully applied affordable housing and other

policies, at best only marginal viability scenarios are indicated at present.

Recommendation – housing growth – Meridian Water masterplan area

2.1.21 It is recommended that consideration be given to expanding the differential CIL rates

within the setting principles relevant to the Borough’s eastern corridor. Although

based on a small geographical area in the extreme south eastern corner of the

Borough, this is critical to the overall Plan delivery – set to provide in the order of up

to 5,000 dwellings overall. Strategic development is likely to carry significant costs

within the Meridian Water development area. Therefore currently (although for

potential subsequent review) a nil CIL rate (£0/sq. m) for residential development is

recommended; leaving only the £20/sq. m Mayoral CIL to be charged within the new

£0/sq. m CIL rate zone identified on the map attached at Appendix VII.

2.2 Retirement (age-restricted) housing

2.2.1 This supplementary report extends the residential development scenarios to

specifically test this form of development. This is based on DSP’s experience of a wide

range of site-specific viability reviews of this nature and previous CIL viability

experience through examination stage.

2.2.2 In order to be consistent with the CIL assessment completed in 2013, the same

assumptions were used as a basis, but incorporating the following key adjustments to

reflect the nature of such schemes:

Development scenario – 40 flats on a site of 0.33 Ha i.e. at a density of 121

d.p.h.;



Flats a mix of 1-bed (28 no.) and 2-bed (12 no.) all at 50 sq. m and 70 sq. m

G.I.A respectively;

Affordable housing content assumed on-site for this purpose – at 40%.

Assumed in this case as shared ownership (reflecting likely management and

affordability practicalities), based on a proportional mix of unit sizes in

accordance with the market sale mix;

Sales values as per the CIL Assessment at VLs 6 to 8 (8 added for this

purpose), based on anticipated premium level typical new build values for the

scheme type indicated at circa £4,400/sq. m (about £409/sq. ft.) to £5,200/sq.

m (approx. £483/sq. ft.);

Build costs BCIS sourced at £1,100/sq. m base, being the median average cost

for the category ‘sheltered housing – generally’, rebased to Enfield. 10%

added for external works; other additions and fees, including for sustainability

/ renewables / other, as per CIL assessment, including Mayoral CIL at £20/sq.

m and £3,000/unit s.106 (alongside inclusion of the £120/sq. m maximum

local CIL rate proposal);

Net to gross floor area ratio of 25% to reflect increased non-saleable floor

area in comparison with typical apartments development;

Empty property costs at £3,500/unit i.e. £140,000 total;

Sales and marketing costs reset to 6% GDV; other fees as per CIL assessment.

The appraisal summaries shown at Appendix VI include allowance for the

both the Enfield CIL (labelled ‘Community Infrastructure Levy’) at the highest

proposed (worse case for viability) charging scenario as noted above and at

2.3.4 below, together with the Mayoral CIL charge (the latter is labelled

‘Other Tariff’ within the appraisal summary).

2.2.3 The above or their totalled sums / impact can also been seen within the appraisal

summaries – at Appendix VI.



2.3.4 Outcomes – Residual Land Values (RLVs) indicated

Value Level (VL) Proposed

CIL charging rate

(£/sq. m)

RLV (£) RLV (£/Ha)

VL 6 120 1,230,097 3,727,567

VL 7 120 1,551,978 4,702,991

VL 8 120 1,873,860 5,678,364

2.3.5 The residual land value (RLV) outcomes from the additional appraisals, as outlined at

2.3.4 above, are comparable with the outcomes from the previous appraisals sets (as

at Appendix IIa of the 2013 study). Those represented a range of residential

development types from the wide spectrum of market housing schemes that are

likely to come forward, noting again that all schemes are different to some extent –

all have their own characteristics. The outcomes confirm the scope to create viable

schemes producing broadly similar levels of land value to those produced by a range

of housing development types, and importantly all meeting or exceeding the 2 upper

indications used as benchmarks / viability tests (as explained in the 2013

assessment). Those benchmarks, for comparison with the 2013 study appraisal RLVs,

were at £2.2 – 4.15m/ha and £4.15m+/ha. The far-right table column at 2.3.4 above

shows the scope for sufficiently positive comparisons to be made, with scope for the

outcomes to deteriorate to some degree whilst still maintaining good viability

prospects. This indicates a suitable level of viability to support CIL at the Council’s

proposed (Preliminary Draft Charging Schedule - PDCS) rates; and no justification for

differential treatment (e.g. through a lower charging rate) that might have the

unintended consequence of creating inequity relative to other residential

development types.

2.3.6 So the outcomes indicate clear potential for positive viability from retirement /

sheltered housing schemes. We confirm that there is no justification for differential

from the proposed residential CIL rates in viability terms. Therefore, the reaffirmed

view is that such schemes should be considered along with, and treated the same in

CIL terms as, market housing within planning Use Class C3. In terms of delivery

flexibility where needed in viability terms, as with other types of market housing

schemes the Council is able to consider adjusted affordable housing scenarios or the



extent of any other site-specific planning obligations where such routes to supporting

scheme viability are demonstrated to be necessary.

2.3.7 In summary, DSP reiterates its finding that to differentiate for this form of

development could in fact create a potentially inequitable scenario in relation to

other forms of market housing provision; all of which vary to some degree and in

different ways.

2.3.8 These findings are not applicable to developments that are care provision-led, as are

often based on more specialist accommodation. Rather, we are referring here to

housing-led schemes where in some cases care may be provided to some occupants

in their homes on a much more variable basis. For the 2013 study a specific care /

nursing home typology was not appraised following discussions with the Council

around its limited overall development plan relevance and the Council’s preference

to support other care provision models. In the context of a reasonable, proportionate

approach to the gathering and review of evidence (whereby in accordance with the

CIL guidance it is not necessary to consider every eventuality) and the aim to prepare

a clear and reasonably simple CIL charging schedule, it was again considered not

necessary to add further appraisal scenarios.

2.3.9 Nevertheless, the matter of CIL and the various potential forms of care-led

accommodation - in comparison with housing-led models - has been considered at

length through discussions and review of the likely scale and type of development

(overall plan and CIL relevance) with the Council’s officers. It is acknowledged that

such development may take many different forms, including C3 (b) where small

clusters of residents could be receiving care. Categorising premises and any new

developments (e.g. between C2 and C3) appears to have the potential present a

significant challenge in some cases. It is likely that cases will need to be considered

individually in respect of their characteristics and CIL liability.

2.3.10 In DSP’s experience, from a range of CIL and other strategic viability studies, those

care-led developments typically do not support clear viability scope for CIL payments.

This finding is the result of an insufficient strength in the relationship between

development values and the relatively high build costs. On current review, this is

evident in the BCIS median average build cost figure for ‘nursing homes’ and similar



at a base cost before external works of £1,539/sq. m (Q3 2013 data, rebased for

Enfield borough). Overall, based on this and given that a full suite of appraisals is not

necessary, we find that nil CIL charging for dedicated care-based development

(rather than housing where variable elements of care may be provided depending on

particular occupancy) remains appropriate and is consistent with the approach

proposed previously in respect of other non-viable / marginally viability development

uses.

2.3.11 The likely occurrence of developments within the potentially blurred areas discussed

above (e.g. including in relation to use class C3(b)) as new-builds relevant to CIL is

considered most likely to be limited, especially when viewed in the overall housing

delivery context. These will be aspects for the Council to consider – informed over

time by information such as from its usual development monitoring exercises.

However, from what we can see, by the time developments involving the re-use of

existing premises and those involving RPs or other organisations are considered

(where statutory affordable housing or charitable relief from CIL will apply), the

amount of new CIL relevant floor space contributed by these uses appears likely to

be very low. The Council could review its positions in future if experience informs

reconsideration of some or all of these aspects. For the current purposes, however, a

straightforward C2/C3 distinction appears the most suitable for the Council’s

consideration. If the Council proceeds in this way, some re-wording of the its

Preliminary Draft Charging Schedule (PDCS) looks to be necessary in respect of C2/C3

for the Draft stage consultation. It should be borne in mind that description of

development use does not need to be through direct reference to the planning use

class(es), although that can be helpful for adding clarity. A potential alternative

would be for the Council not to distinguish for care homes and similar / C2 (i.e. not

differentiate from residential in general / C3, as per the PDCS) based on an

infrequent occurrence of such development and, therefore, the principles of CIL that

accept not all individual schemes will be viable; that it is the viability of the wider

development pipeline of the plan as a whole that is relevant.



3 Other points

3.1 In other respects the principles used by and covered within the 2013 viability

assessment are considered still to be valid in the context of the latest CIL guidance

and regulations. This includes the Council’s selected option for a proposed modest

single charging rate approach to retail development borough-wide (again bearing in

mind the likely types relevant as wholly new builds). The assessment provides full

consideration of the matters found to be relevant to retail development uses. The

various aspects and other related matters have been the subject of ongoing

discussions held since then too. A higher CIL charging rate for particular retail sectors

such as betting shops and fast food take-away outlets has not been substantiated by

the viability evidence. The Council could consider the further explanation of any

other changes or updates at the next consultation point.

3.2 As noted above, given the passing of time, the Council requests that the next stage

on CIL be further informed by updating in terms of the wider and local property

market context and likely values adjustments, together with an updated view on the

costs of sustainability (carbon reduction) related assumptions owing to the reduction

of those as build cost additions in recent years. Latest information will be reviewed to

offer further and up to date context for the consideration of the local CIL. To

maintain consistency with the earlier work this has not been done at this stage,

however. Our view is that it would be best considered when the Council is ready to

proceed to next stage (i.e. Draft Charging Schedule - DCS) consultation.



Contact Us

By Post

The Old Hayloft

28C Headley Road

Grayshott

Hindhead

GU26 6LD

By Phone:

Richard Dixon: 07917 176752

Rob Searle: 07810 326428

Land line/Helena Jones: 01428 288101

By E-mail:

[email protected]

[email protected]

[email protected]

Visit our website:

www.dixonsearle.co.uk

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Dixon Searle LLP (Limited Liability Partnership) registered office:

Wellesley House, 204 London Road, Waterlooville, Hampshire, PO7 7AN.

Registered in England and Wales – Partnership No. OC350931.

Main text of supplementary report ends.

June 2014 final issue.


Appendix I

Large residential scenario assumptions

– mix (Meridian Water area based

review)

Private Mix

Affordable Mix: Tenure Split

70% social / affordable rent;

30% intermediate (shared

ownership)

Build Period

(Months)**

1000 units PDL 4.5 220

180 x 1BF; 380 x 2BF;

176 x 3BF; 132 x 3BH;

132 x 4BH

90 x 1BF; 210 x

2BF, 120 x 3BF; 90

x 3BH; 90 x 4BH

42 x 1BF; 98 x 2BF; 56 x 3BF; 42

x 3BH; 42 x 4BH AR / 48 x 1BF;

72 x 2BF SO

60

** assumes 4 developers selling 4 units per month - starting 12 months after commencement with 12 month sales hangover.

All other assumptions as per CIL study

*Fully applied policy position. Actual percentage will vary due to numbers rounding.

Affordable housing mix proportional to private mix but assumes for afforability purposes that only units of 2-beds or less are transferred for intermediate housing (assumed as Shared ownership - SO) wherever possible

Percentage Affordable Housing & Tenure Mix

Scenario type Appraised Site type

Indicative Density

(Dwellings per hectare

- dph)1

Dwelling Mix (BF

= Bed Flat; BH =

Bed House)

40% Affordable Housing*

Site Size (ha)

Strategic Development (Meridian Water) - Dwelling Mix Assumptions


Appendix II

Large residential scenario

– Base appraisal summary / outcome

(Meridian Water area based review)

Dixon Searle Partnership

Development Appraisal

LB Enfield - Stategic Sites 1,000 Unit Residential PDL Scheme Nil s106 (£20/m² Mayoral CIL Only)

Base Appraisal

Report Date: 13 June 2014

APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP

Summary Appraisal for Merged Phases 2 3 4 5 6

Currency in £

REVENUE Sales Valuation Units m² Rate m² Unit Price Gross Sales Adjustment Net Sales

1BF - Private 18 765.00 2,800.00 119,000 2,142,000 0 2,142,000 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 0 2,620,000 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 0 6,997,200 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 0 1,516,060 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 0 1,501,500 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 0 4,569,600 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 0 1,219,500 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 0 4,838,400 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 0 1,260,000 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 0 6,300,000 1BF - SO 10 425.00 1,820.00 77,350 773,500 0 773,500 1BF - AR 8 340.00 1,933.33 82,167 657,333 0 657,333 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 0 2,142,000 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 0 2,620,000 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 0 6,997,200 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 0 1,516,060 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 0 1,501,500 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 0 4,569,600 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 0 1,219,500 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 0 4,838,400 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 0 1,260,000 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 0 6,300,000 1BF - SO 10 425.00 1,820.00 77,350 773,500 0 773,500 1BF - AR 8 340.00 1,933.33 82,167 657,333 0 657,333 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 0 2,142,000 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 0 2,620,000 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 0 6,997,200 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 0 1,516,060 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 0 1,501,500 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 0 4,569,600 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 0 1,219,500 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 0 4,838,400 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 0 1,260,000 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 0 6,300,000 1BF - SO 10 425.00 1,820.00 77,350 773,500 0 773,500 1BF - AR 8 340.00 1,933.33 82,167 657,333 0 657,333 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 0 2,142,000 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 0 2,620,000 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 0 6,997,200 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 0 1,516,060 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 0 1,501,500 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 0 4,569,600 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 0 1,219,500

This appraisal report does not constitute a formal valuation.

File: Updated Appraisals June 2014 - inlc Mayoral CIL\LB Enfield - 1000 Unit Strategic Site.wcfx ARGUS Developer Version: 6.00.008 - 2 - Date: 13/06/2014

APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 0 4,838,400 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 0 1,260,000 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 0 6,300,000 1BF - SO 10 425.00 1,820.00 77,350 773,500 0 773,500 1BF - AR 8 340.00 1,933.33 82,167 657,333 0 657,333 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 0 2,142,000 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 0 2,620,000 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 0 6,997,200 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 0 1,516,060 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 0 1,501,500 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 0 4,569,600 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 0 1,219,500 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 0 4,838,400 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 0 1,260,000 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 0 6,300,000 1BF - SO 10 425.00 1,820.00 77,350 773,500 0 773,500 1BF - AR 8 340.00 1,933.33 82,167 657,333 0 657,333 Totals 1,000 70,770.00 171,975,467 0 171,975,467

NET REALISATION 171,975,467

OUTLAY

ACQUISITION COSTS Residualised Price (9.00 Ha 1,350,125.84 pHect) 12,151,133 Agent Fee 1.50% 182,267 Legal Fee 0.75% 91,133

12,424,533 CONSTRUCTION COSTS Construction m² Rate m² Cost

1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 Totals 78,210.00 m² 79,982,510 79,982,510

Contingency 5.00% 3,999,125 Mayoral CIL 48,690.00 m² 20.00 pm² 973,800

4,972,925 Other Construction

Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795

16,676,353 INFRASTRUCTURE COSTS

Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000

6,865,000

PROFESSIONAL FEES Architect 5.00% 4,598,994 Quantity Surveyor 1.00% 919,799 Structural Engineer 2.00% 1,839,598 Project Manager 1.00% 919,799 C.D. Manager 1.00% 919,799

9,197,989 DISPOSAL FEES

Sales Agent Fee 3.00% 4,070,514 Sales Legal Fee 1,000.00 un 750.00 /un 750,000

4,820,514

Additional Costs Arrangement Fee 450,000

450,000 FINANCE

Debit Rate 7.000% Credit Rate 3.000% (Nominal) Total Finance Cost 8,934,367

TOTAL COSTS 144,324,192

PROFIT 27,651,275

Performance Measures Profit on Cost% 19.16% Profit on GDV% 16.08%

IRR 18.06%

Land Cost pHect 1,350,126



SENSITIVITY ANALYSIS REPORT DIXON SEARLE PARTNERSHIP

Sensitivity Analysis has not been Calculated. Please calculate the Analysis before printing the Report.


ARGUS Developer Version: 6.00.008 - 6 - Report Date: 13/06/2014


Appendix III


– Base appraisal summary / outcomes

– With inflationary allowances to

values and costs (Meridian Water area

based review)




2.5% Build Cost Inflation / 3% House Price Growth


APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP

Summary Appraisal for Merged Phases 2 3 4 5 6

Currency in £

REVENUE Sales Valuation Units m² Rate m² Unit Price Gross Sales Adjustment Net Sales

‡ 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 129,373 2,271,373 ‡ 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 158,244 2,778,244 ‡ 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 422,619 7,419,819 ‡ 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 91,567 1,607,627 ‡ 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 90,688 1,592,188 ‡ 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 275,996 4,845,596 ‡ 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 73,656 1,293,156 ‡ 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 292,231 5,130,631 ‡ 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 76,102 1,336,102 ‡ 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 380,509 6,680,509 ‡ 1BF - SO 10 425.00 1,820.00 77,350 773,500 46,718 820,218 ‡ 1BF - AR 8 340.00 1,933.33 82,167 657,333 39,702 697,035 ‡ 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 197,514 2,339,514 ‡ 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 241,591 2,861,591 ‡ 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 645,214 7,642,414 ‡ 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 139,796 1,655,856 ‡ 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 138,454 1,639,954 ‡ 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 421,364 4,990,964 ‡ 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 112,450 1,331,950 ‡ 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 446,150 5,284,550 ‡ 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 116,185 1,376,185 ‡ 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 580,925 6,880,925 ‡ 1BF - SO 10 425.00 1,820.00 77,350 773,500 71,325 844,825 ‡ 1BF - AR 8 340.00 1,933.33 82,167 657,333 60,613 717,946 ‡ 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 267,700 2,409,700 ‡ 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 327,439 2,947,439 ‡ 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 874,486 7,871,686 ‡ 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 189,472 1,705,532 ‡ 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 187,652 1,689,152 ‡ 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 571,093 5,140,693 ‡ 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 152,409 1,371,909 ‡ 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 604,687 5,443,087 ‡ 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 157,470 1,417,470 ‡ 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 787,352 7,087,352 ‡ 1BF - SO 10 425.00 1,820.00 77,350 773,500 96,669 870,169 ‡ 1BF - AR 8 340.00 1,933.33 82,167 657,333 82,151 739,485 ‡ 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 339,991 2,481,991 ‡ 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 415,862 3,035,862 ‡ 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 1,110,637 8,107,837 ‡ 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 240,638 1,756,698 ‡ 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 238,327 1,739,827 ‡ 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 725,314 5,294,914 ‡ 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 193,566 1,413,066


File: Updated Appraisals June 2014 - inlc Mayoral CIL\LB Enfield - 1000 Unit Strategic Site - Inflation Test.wcfx ARGUS Developer Version: 6.00.008 - 2 - Date: 13/06/2014

APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP ‡ 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 767,979 5,606,379 ‡ 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 199,995 1,459,995 ‡ 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 999,973 7,299,973 ‡ 1BF - SO 10 425.00 1,820.00 77,350 773,500 122,774 896,274 ‡ 1BF - AR 8 340.00 1,933.33 82,167 657,333 104,336 761,669 ‡ 1BF - Private 18 765.00 2,800.00 119,000 2,142,000 414,451 2,556,451 ‡ 2BF - AR 20 1,190.00 2,201.68 131,000 2,620,000 506,938 3,126,938 ‡ 2BF - Private 42 2,499.00 2,800.00 166,600 6,997,200 1,353,872 8,351,072 ‡ 2BF - SO 14 833.00 1,820.00 108,290 1,516,060 293,339 1,809,399 ‡ 3BF - AR 11 748.00 2,007.35 136,500 1,501,500 290,522 1,792,022 ‡ 3BF - Private 24 1,632.00 2,800.00 190,400 4,569,600 884,161 5,453,761 ‡ 3BH - AR 9 864.00 1,411.46 135,500 1,219,500 235,958 1,455,458 ‡ 3BH - Private 18 1,728.00 2,800.00 268,800 4,838,400 936,171 5,774,571 ‡ 4BH - AR 8 880.00 1,431.82 157,500 1,260,000 243,794 1,503,794 ‡ 4BH - Private 18 2,250.00 2,800.00 350,000 6,300,000 1,218,972 7,518,972 ‡ 1BF - SO 10 425.00 1,820.00 77,350 773,500 149,663 923,163 ‡ 1BF - AR 8 340.00 1,933.33 82,167 657,333 127,186 784,519 Totals 1,000 70,770.00 171,975,467 21,661,984 193,637,451

NET REALISATION 193,637,451

OUTLAY

ACQUISITION COSTS Residualised Price (9.00 Ha 2,803,982.74 pHect) 25,235,845 Agent Fee 1.50% 378,538 Legal Fee 0.75% 189,269

25,803,651 CONSTRUCTION COSTS Construction m² Rate m² Cost

1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 1BF - Private 900.00 m² 1,064.00 pm² 957,600 2BF - AR 1,400.00 m² 1,064.00 pm² 1,489,600 2BF - Private 2,940.00 m² 1,064.00 pm² 3,128,160 2BF - SO 980.00 m² 1,064.00 pm² 1,042,720 3BF - AR 880.00 m² 1,064.00 pm² 936,320 3BF - Private 1,920.00 m² 1,064.00 pm² 2,042,880 3BH - AR 864.00 m² 951.00 pm² 821,664 3BH - Private 1,728.00 m² 951.00 pm² 1,643,328 4BH - AR 880.00 m² 951.00 pm² 836,880 4BH - Private 2,250.00 m² 951.00 pm² 2,139,750 1BF - SO 500.00 m² 1,064.00 pm² 532,000 1BF - AR 400.00 m² 1,064.00 pm² 425,600 Totals 78,210.00 m² 79,982,510 79,982,510

Contingency 5.00% 3,999,125 Mayoral CIL 48,690.00 m² 20.00 pm² 973,800

4,972,925 Other Construction

Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795 Externals 15.00% 2,399,475 CfSH 5.85% 935,795

16,676,353 INFRASTRUCTURE COSTS

Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000 Site Wrks & Infr - split betw. phas 1,373,000

6,865,000

PROFESSIONAL FEES Architect 5.00% 4,598,994 Quantity Surveyor 1.00% 919,799 Structural Engineer 2.00% 1,839,598 Project Manager 1.00% 919,799 C.D. Manager 1.00% 919,799

9,197,989 DISPOSAL FEES

Sales Agent Fee 3.00% 4,583,235 Sales Legal Fee 1,000.00 un 750.00 /un 750,000

5,333,235

Additional Costs Arrangement Fee 450,000

450,000 FINANCE

Debit Rate 7.000% Credit Rate 3.000% (Nominal) Total Finance Cost 13,269,638

TOTAL COSTS 162,551,302

PROFIT 31,086,149

Performance Measures Profit on Cost% 19.12% Profit on GDV% 16.05%

IRR 16.10%

Land Cost pHect 2,803,983

‡ Inflation/Growth applied

Growth on Sales Ungrown Growth Total



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP 1BF - Private Growth Set 1 at 3.000% 2,142,000 129,373 2,271,373 2BF - AR Growth Set 1 at 3.000% 2,620,000 158,244 2,778,244 2BF - Private Growth Set 1 at 3.000% 6,997,200 422,619 7,419,819 2BF - SO Growth Set 1 at 3.000% 1,516,060 91,567 1,607,627 3BF - AR Growth Set 1 at 3.000% 1,501,500 90,688 1,592,188 3BF - Private Growth Set 1 at 3.000% 4,569,600 275,996 4,845,596 3BH - AR Growth Set 1 at 3.000% 1,219,500 73,656 1,293,156 3BH - Private Growth Set 1 at 3.000% 4,838,400 292,231 5,130,631 4BH - AR Growth Set 1 at 3.000% 1,260,000 76,102 1,336,102 4BH - Private Growth Set 1 at 3.000% 6,300,000 380,509 6,680,509 1BF - SO Growth Set 1 at 3.000% 773,500 46,718 820,218 1BF - AR Growth Set 1 at 3.000% 657,333 39,702 697,035 1BF - Private Growth Set 1 at 3.000% 2,142,000 197,514 2,339,514 2BF - AR Growth Set 1 at 3.000% 2,620,000 241,591 2,861,591 2BF - Private Growth Set 1 at 3.000% 6,997,200 645,214 7,642,414 2BF - SO Growth Set 1 at 3.000% 1,516,060 139,796 1,655,856 3BF - AR Growth Set 1 at 3.000% 1,501,500 138,454 1,639,954 3BF - Private Growth Set 1 at 3.000% 4,569,600 421,364 4,990,964 3BH - AR Growth Set 1 at 3.000% 1,219,500 112,450 1,331,950 3BH - Private Growth Set 1 at 3.000% 4,838,400 446,150 5,284,550 4BH - AR Growth Set 1 at 3.000% 1,260,000 116,185 1,376,185 4BH - Private Growth Set 1 at 3.000% 6,300,000 580,925 6,880,925 1BF - SO Growth Set 1 at 3.000% 773,500 71,325 844,825 1BF - AR Growth Set 1 at 3.000% 657,333 60,613 717,946 1BF - Private Growth Set 1 at 3.000% 2,142,000 267,700 2,409,700 2BF - AR Growth Set 1 at 3.000% 2,620,000 327,439 2,947,439 2BF - Private Growth Set 1 at 3.000% 6,997,200 874,486 7,871,686 2BF - SO Growth Set 1 at 3.000% 1,516,060 189,472 1,705,532 3BF - AR Growth Set 1 at 3.000% 1,501,500 187,652 1,689,152 3BF - Private Growth Set 1 at 3.000% 4,569,600 571,093 5,140,693 3BH - AR Growth Set 1 at 3.000% 1,219,500 152,409 1,371,909 3BH - Private Growth Set 1 at 3.000% 4,838,400 604,687 5,443,087 4BH - AR Growth Set 1 at 3.000% 1,260,000 157,470 1,417,470 4BH - Private Growth Set 1 at 3.000% 6,300,000 787,352 7,087,352 1BF - SO Growth Set 1 at 3.000% 773,500 96,669 870,169 1BF - AR Growth Set 1 at 3.000% 657,333 82,151 739,485 1BF - Private Growth Set 1 at 3.000% 2,142,000 339,991 2,481,991 2BF - AR Growth Set 1 at 3.000% 2,620,000 415,862 3,035,862 2BF - Private Growth Set 1 at 3.000% 6,997,200 1,110,637 8,107,837 2BF - SO Growth Set 1 at 3.000% 1,516,060 240,638 1,756,698 3BF - AR Growth Set 1 at 3.000% 1,501,500 238,327 1,739,827 3BF - Private Growth Set 1 at 3.000% 4,569,600 725,314 5,294,914 3BH - AR Growth Set 1 at 3.000% 1,219,500 193,566 1,413,066 3BH - Private Growth Set 1 at 3.000% 4,838,400 767,979 5,606,379 4BH - AR Growth Set 1 at 3.000% 1,260,000 199,995 1,459,995 4BH - Private Growth Set 1 at 3.000% 6,300,000 999,973 7,299,973 1BF - SO Growth Set 1 at 3.000% 773,500 122,774 896,274 1BF - AR Growth Set 1 at 3.000% 657,333 104,336 761,669 1BF - Private Growth Set 1 at 3.000% 2,142,000 414,451 2,556,451 2BF - AR Growth Set 1 at 3.000% 2,620,000 506,938 3,126,938



APPRAISAL SUMMARY DIXON SEARLE PARTNERSHIP 2BF - Private Growth Set 1 at 3.000% 6,997,200 1,353,872 8,351,072 2BF - SO Growth Set 1 at 3.000% 1,516,060 293,339 1,809,399 3BF - AR Growth Set 1 at 3.000% 1,501,500 290,522 1,792,022 3BF - Private Growth Set 1 at 3.000% 4,569,600 884,161 5,453,761 3BH - AR Growth Set 1 at 3.000% 1,219,500 235,958 1,455,458 3BH - Private Growth Set 1 at 3.000% 4,838,400 936,171 5,774,571 4BH - AR Growth Set 1 at 3.000% 1,260,000 243,794 1,503,794 4BH - Private Growth Set 1 at 3.000% 6,300,000 1,218,972 7,518,972 1BF - SO Growth Set 1 at 3.000% 773,500 149,663 923,163 1BF - AR Growth Set 1 at 3.000% 657,333 127,186 784,519




Sensitivity Analysis has not been Calculated. Please calculate the Analysis before printing the Report.




Appendix IV



with added sensitivities to increasing

and reducing values and costs – No

inflationary allowance to that range of

values and costs assumptions





Base Appraisal



Table of Land Cost and Profit on GDV% Sales: Rate pm²

Construction: Cost / Unit -20.000% -15.000% -10.000% -5.000% 0.000% +5.000% +10.000% +15.000% +20.000% +25.000% 2,240.00 pm² 2,380.00 pm² 2,520.00 pm² 2,660.00 pm² 2,800.00 pm² 2,940.00 pm² 3,080.00 pm² 3,220.00 pm² 3,360.00 pm² 3,500.00 pm²

-10.000% (£3,977,840) (£8,215,678) (£12,453,517) (£16,691,355) (£20,929,193) (£25,167,031) (£29,404,869) (£33,642,708) (£37,880,546) (£42,118,384) 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.078%

-5.000% £435,189 (£3,826,648) (£8,064,486) (£12,302,325) (£16,540,163) (£20,778,001) (£25,015,839) (£29,253,677) (£33,491,516) (£37,729,354) 16.090% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.078%

0.000% £4,997,239 £591,128 (£3,675,456) (£7,913,294) (£12,151,133) (£16,388,971) (£20,626,809) (£24,864,647) (£29,102,485) (£33,340,324) 16.079% 16.089% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.078%

+5.000% £9,798,586 £5,154,920 £747,066 (£3,524,264) (£7,762,102) (£11,999,941) (£16,237,779) (£20,475,617) (£24,713,455) (£28,951,293) 16.299% 16.079% 16.087% 16.079% 16.079% 16.079% 16.079% 16.079% 16.079% 16.078%

+10.000% £14,746,471 £9,970,489 £5,312,600 £903,004 (£3,373,072) (£7,610,910) (£11,848,749) (£16,086,587) (£20,324,425) (£24,562,263) 16.627% 16.302% 16.079% 16.086% 16.079% 16.079% 16.079% 16.079% 16.079% 16.078%

Sensitivity Analysis : Assumptions for Calculation

Sales: Rate pm² Original Values are varied by Steps of 5.000%.

Heading Phase Rate No. of Steps 1BF - Private 2 £2,800.00 5 Up & Down 2BF - Private 2 £2,800.00 5 Up & Down 3BF - Private 2 £2,800.00 5 Up & Down 3BH - Private 2 £2,800.00 5 Up & Down 4BH - Private 2 £2,800.00 5 Up & Down 2BF - SO 2 £1,820.00 5 Up & Down 1BF - SO 2 £1,820.00 5 Up & Down 1BF - Private 3 £2,800.00 5 Up & Down 2BF - Private 3 £2,800.00 5 Up & Down 3BF - Private 3 £2,800.00 5 Up & Down 3BH - Private 3 £2,800.00 5 Up & Down 4BH - Private 3 £2,800.00 5 Up & Down 2BF - SO 3 £1,820.00 5 Up & Down 1BF - SO 3 £1,820.00 5 Up & Down 1BF - Private 4 £2,800.00 5 Up & Down 2BF - Private 4 £2,800.00 5 Up & Down 2BF - SO 4 £1,820.00 5 Up & Down 3BF - Private 4 £2,800.00 5 Up & Down 3BH - Private 4 £2,800.00 5 Up & Down 4BH - Private 4 £2,800.00 5 Up & Down 1BF - SO 4 £1,820.00 5 Up & Down 1BF - Private 5 £2,800.00 5 Up & Down 2BF - Private 5 £2,800.00 5 Up & Down 2BF - SO 5 £1,820.00 5 Up & Down 3BF - Private 5 £2,800.00 5 Up & Down 3BH - Private 5 £2,800.00 5 Up & Down This appraisal report does not constitute a formal valuation.



4BH - Private 5 £2,800.00 5 Up & Down 1BF - SO 5 £1,820.00 5 Up & Down 1BF - Private 6 £2,800.00 5 Up & Down 2BF - Private 6 £2,800.00 5 Up & Down 2BF - SO 6 £1,820.00 5 Up & Down 3BF - Private 6 £2,800.00 5 Up & Down 3BH - Private 6 £2,800.00 5 Up & Down 4BH - Private 6 £2,800.00 5 Up & Down 1BF - SO 6 £1,820.00 5 Up & Down

Construction: Cost / Unit Original Values are varied by Steps of 5.000%.

Heading Phase Amount No. of Steps 1BF - Private 2 £53,200 2 Up & Down 2BF - AR 2 £74,480 2 Up & Down 2BF - Private 2 £74,480 2 Up & Down 2BF - SO 2 £74,480 2 Up & Down 3BF - AR 2 £85,120 2 Up & Down 3BF - Private 2 £85,120 2 Up & Down 3BH - AR 2 £91,296 2 Up & Down 3BH - Private 2 £91,296 2 Up & Down 4BH - AR 2 £104,610 2 Up & Down 4BH - Private 2 £118,875 2 Up & Down 1BF - SO 2 £53,200 2 Up & Down 1BF - AR 2 £53,200 2 Up & Down 1BF - Private 3 £53,200 2 Up & Down 2BF - Private 3 £74,480 2 Up & Down 3BF - Private 3 £85,120 2 Up & Down 3BH - Private 3 £91,296 2 Up & Down 4BH - Private 3 £118,875 2 Up & Down 2BF - AR 3 £74,480 2 Up & Down 3BF - AR 3 £85,120 2 Up & Down 3BH - AR 3 £91,296 2 Up & Down 2BF - SO 3 £74,480 2 Up & Down 4BH - AR 3 £104,610 2 Up & Down 1BF - SO 3 £53,200 2 Up & Down 1BF - AR 3 £53,200 2 Up & Down 1BF - Private 4 £53,200 2 Up & Down 2BF - AR 4 £74,480 2 Up & Down 2BF - Private 4 £74,480 2 Up & Down 2BF - SO 4 £74,480 2 Up & Down 3BF - AR 4 £85,120 2 Up & Down 3BF - Private 4 £85,120 2 Up & Down 3BH - AR 4 £91,296 2 Up & Down 3BH - Private 4 £91,296 2 Up & Down 4BH - AR 4 £104,610 2 Up & Down This appraisal report does not constitute a formal valuation.



4BH - Private 4 £118,875 2 Up & Down 1BF - SO 4 £53,200 2 Up & Down 1BF - AR 4 £53,200 2 Up & Down 1BF - Private 5 £53,200 2 Up & Down 2BF - AR 5 £74,480 2 Up & Down 2BF - Private 5 £74,480 2 Up & Down 2BF - SO 5 £74,480 2 Up & Down 3BF - AR 5 £85,120 2 Up & Down 3BF - Private 5 £85,120 2 Up & Down 3BH - AR 5 £91,296 2 Up & Down 3BH - Private 5 £91,296 2 Up & Down 4BH - AR 5 £104,610 2 Up & Down 4BH - Private 5 £118,875 2 Up & Down 1BF - SO 5 £53,200 2 Up & Down 1BF - AR 5 £53,200 2 Up & Down 1BF - Private 6 £53,200 2 Up & Down 2BF - AR 6 £74,480 2 Up & Down 2BF - Private 6 £74,480 2 Up & Down 2BF - SO 6 £74,480 2 Up & Down 3BF - AR 6 £85,120 2 Up & Down 3BF - Private 6 £85,120 2 Up & Down 3BH - AR 6 £91,296 2 Up & Down 3BH - Private 6 £91,296 2 Up & Down 4BH - AR 6 £104,610 2 Up & Down 4BH - Private 6 £118,875 2 Up & Down 1BF - SO 6 £53,200 2 Up & Down 1BF - AR 6 £53,200 2 Up & Down




Appendix V



with added sensitivities to increasing

and reducing values and costs – With

inflationary allowance to that range of

values and costs assumptions





2.5% Build Cost Inflation / 3% House Price Growth



Table of Land Cost and Profit on GDV% Sales: Rate pm²

Construction: Cost / Unit -20.000% -15.000% -10.000% -5.000% 0.000% +5.000% +10.000% +15.000% +20.000% +25.000% 2,240.00 pm² 2,380.00 pm² 2,520.00 pm² 2,660.00 pm² 2,800.00 pm² 2,940.00 pm² 3,080.00 pm² 3,220.00 pm² 3,360.00 pm² 3,500.00 pm²

-10.000% (£15,013,404) (£19,763,530) (£24,513,655) (£29,263,780) (£34,013,905) (£38,764,030) (£43,514,155) (£48,264,281) (£53,014,406) (£57,764,531) 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054%

-5.000% (£10,624,374) (£15,374,499) (£20,124,624) (£24,874,750) (£29,624,875) (£34,375,000) (£39,125,125) (£43,875,250) (£48,625,376) (£53,375,501) 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054%

0.000% (£6,235,344) (£10,985,469) (£15,735,594) (£20,485,719) (£25,235,845) (£29,985,970) (£34,736,095) (£39,486,220) (£44,236,345) (£48,986,471) 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054%

+5.000% (£1,821,061) (£6,596,439) (£11,346,564) (£16,096,689) (£20,846,814) (£25,596,940) (£30,347,065) (£35,097,190) (£39,847,315) (£44,597,440) 16.061% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054%

+10.000% £2,662,356 (£2,183,579) (£6,957,534) (£11,707,659) (£16,457,784) (£21,207,909) (£25,958,035) (£30,708,160) (£35,458,285) (£40,208,410) 16.062% 16.060% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054% 16.054%

Sensitivity Analysis : Assumptions for Calculation

Sales: Rate pm² Original Values are varied by Steps of 5.000%.

Heading Phase Rate No. of Steps 1BF - Private 2 £2,800.00 5 Up & Down 2BF - Private 2 £2,800.00 5 Up & Down 3BF - Private 2 £2,800.00 5 Up & Down 3BH - Private 2 £2,800.00 5 Up & Down 4BH - Private 2 £2,800.00 5 Up & Down 2BF - SO 2 £1,820.00 5 Up & Down 1BF - SO 2 £1,820.00 5 Up & Down 1BF - Private 3 £2,800.00 5 Up & Down 2BF - Private 3 £2,800.00 5 Up & Down 3BF - Private 3 £2,800.00 5 Up & Down 3BH - Private 3 £2,800.00 5 Up & Down 4BH - Private 3 £2,800.00 5 Up & Down 2BF - SO 3 £1,820.00 5 Up & Down 1BF - SO 3 £1,820.00 5 Up & Down 1BF - Private 4 £2,800.00 5 Up & Down 2BF - Private 4 £2,800.00 5 Up & Down 2BF - SO 4 £1,820.00 5 Up & Down 3BF - Private 4 £2,800.00 5 Up & Down 3BH - Private 4 £2,800.00 5 Up & Down 4BH - Private 4 £2,800.00 5 Up & Down 1BF - SO 4 £1,820.00 5 Up & Down 1BF - Private 5 £2,800.00 5 Up & Down 2BF - Private 5 £2,800.00 5 Up & Down 2BF - SO 5 £1,820.00 5 Up & Down 3BF - Private 5 £2,800.00 5 Up & Down 3BH - Private 5 £2,800.00 5 Up & Down This appraisal report does not constitute a formal valuation.



4BH - Private 5 £2,800.00 5 Up & Down 1BF - SO 5 £1,820.00 5 Up & Down 1BF - Private 6 £2,800.00 5 Up & Down 2BF - Private 6 £2,800.00 5 Up & Down 2BF - SO 6 £1,820.00 5 Up & Down 3BF - Private 6 £2,800.00 5 Up & Down 3BH - Private 6 £2,800.00 5 Up & Down 4BH - Private 6 £2,800.00 5 Up & Down 1BF - SO 6 £1,820.00 5 Up & Down

Construction: Cost / Unit Original Values are varied by Steps of 5.000%.

Heading Phase Amount No. of Steps 1BF - Private 2 £53,200 2 Up & Down 2BF - AR 2 £74,480 2 Up & Down 2BF - Private 2 £74,480 2 Up & Down 2BF - SO 2 £74,480 2 Up & Down 3BF - AR 2 £85,120 2 Up & Down 3BF - Private 2 £85,120 2 Up & Down 3BH - AR 2 £91,296 2 Up & Down 3BH - Private 2 £91,296 2 Up & Down 4BH - AR 2 £104,610 2 Up & Down 4BH - Private 2 £118,875 2 Up & Down 1BF - SO 2 £53,200 2 Up & Down 1BF - AR 2 £53,200 2 Up & Down 1BF - Private 3 £53,200 2 Up & Down 2BF - Private 3 £74,480 2 Up & Down 3BF - Private 3 £85,120 2 Up & Down 3BH - Private 3 £91,296 2 Up & Down 4BH - Private 3 £118,875 2 Up & Down 2BF - AR 3 £74,480 2 Up & Down 3BF - AR 3 £85,120 2 Up & Down 3BH - AR 3 £91,296 2 Up & Down 2BF - SO 3 £74,480 2 Up & Down 4BH - AR 3 £104,610 2 Up & Down 1BF - SO 3 £53,200 2 Up & Down 1BF - AR 3 £53,200 2 Up & Down 1BF - Private 4 £53,200 2 Up & Down 2BF - AR 4 £74,480 2 Up & Down 2BF - Private 4 £74,480 2 Up & Down 2BF - SO 4 £74,480 2 Up & Down 3BF - AR 4 £85,120 2 Up & Down 3BF - Private 4 £85,120 2 Up & Down 3BH - AR 4 £91,296 2 Up & Down 3BH - Private 4 £91,296 2 Up & Down 4BH - AR 4 £104,610 2 Up & Down This appraisal report does not constitute a formal valuation.



4BH - Private 4 £118,875 2 Up & Down 1BF - SO 4 £53,200 2 Up & Down 1BF - AR 4 £53,200 2 Up & Down 1BF - Private 5 £53,200 2 Up & Down 2BF - AR 5 £74,480 2 Up & Down 2BF - Private 5 £74,480 2 Up & Down 2BF - SO 5 £74,480 2 Up & Down 3BF - AR 5 £85,120 2 Up & Down 3BF - Private 5 £85,120 2 Up & Down 3BH - AR 5 £91,296 2 Up & Down 3BH - Private 5 £91,296 2 Up & Down 4BH - AR 5 £104,610 2 Up & Down 4BH - Private 5 £118,875 2 Up & Down 1BF - SO 5 £53,200 2 Up & Down 1BF - AR 5 £53,200 2 Up & Down 1BF - Private 6 £53,200 2 Up & Down 2BF - AR 6 £74,480 2 Up & Down 2BF - Private 6 £74,480 2 Up & Down 2BF - SO 6 £74,480 2 Up & Down 3BF - AR 6 £85,120 2 Up & Down 3BF - Private 6 £85,120 2 Up & Down 3BH - AR 6 £91,296 2 Up & Down 3BH - Private 6 £91,296 2 Up & Down 4BH - AR 6 £104,610 2 Up & Down 4BH - Private 6 £118,875 2 Up & Down 1BF - SO 6 £53,200 2 Up & Down 1BF - AR 6 £53,200 2 Up & Down




Appendix VI

Retirement Housing

– Appraisal summaries

HCA Development Apprasial Tool Printed 13/06/2014

Residual Land Valuation @ 1/3/2014 £0

HCA DEVELOPMENT APPRAISAL TOOL

SCHEME

Site Address Enfield CIL - retirement apartments test scenario - VL 6 (£120/sq. m CIL)

Site Reference

File Source

Scheme Description

Date of appraisal 01/03/2014

Net Residential Site Area (hectares) 0.33

Author & Organisation Dixon Searle LLP

HCA Investment Partner (where applicable) 0

Housing Mix (Affordable + Open Market)

Total Number of Units 40 units

Total Number of Open Market Units 24 units

Total Number of Affordable Units 16 units

Total Net Internal Area (sq m) 2,240 sq m

Total Habitable Rooms 0 habitable rooms

% Affordable by Unit 40.0%

% Affordable by Area 39.3%

% Affordable by Habitable Rooms -

% Social Rented within the Affordable Housing - by number of units

% Social Rented within the Affordable Housing - by NIA of Units (sq m)

% Social Rented within the Affordable Housing - by habitable rooms

Density 121 units/ hectare

Total Number of A/H Persons 0 Persons

Number of Social and Affordable Rent 0 Persons

Number of Intermediate 0 Persons

Total Number of Open Market Persons 0 Persons

Total Number of Persons 0 Persons

Gross site Area 0.33 hectares

Net Site Area 0.33 hectares

Net Internal Housing Area / Hectare 6,788 sq m / hectare

AH Residential ValuesFull term yield based

Type of Unit Social RentedShared Ownership

phase 1

Affordable Rent

phase 1

Shared Ownership

phase 2

Affordable Rent

phase 2Total

1 Bed Flat Low rise £0 £1,710,000 £0 £0 £0 £1,710,000

2 Bed Flat Low rise £0 £798,000 £0 £0 £0 £798,000

3 Bed Flat Low rise £0 £0 £0 £0 £0 £0

4 Bed + Flat Low rise £0 £0 £0 £0 £0 £0

1 Bed Flat High rise £0 £0 £0 £0 £0 £0



4 Bed + Flat High rise £0 £0 £0 £0 £0 £0

2 Bed House £0 £0 £0 £0 £0 £0

3 Bed House £0 £0 £0 £0 £0 £0

4 Bed House £0 £0 £0 £0 £0 £0

5 Bed House £0 £0 £0 £0 £0 £0

6 Bed+ House £0 £0 £0 £0 £0 £0

£0 £2,508,000 £0 £0 £0 £2,508,000

TOTAL CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £2,508,000

RP Cross Subsidy (use of own assets) £0

LA s106 commuted in lieu £0

RP Re-cycled SHG £0

Other source of funding 2 £0

Land Remediation Tax Relief £0

£0

TOTAL CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £2,508,000

Open Market Housing

Type of Open Market HousingNet Area

(sq m)

Revenue

(£ / sq m)

Total Revenue

(£) Monthly Sales rate

Open Market Phase 1: 1,360 £4,400 £5,984,000 0.96

Open Market Phase 2: - - £0




Total 1,360 - £5,984,000

Average value (£ per unit)

Open Market Phase 1: £249,333

Open Market Phase 2: £0




Capital Value of Private Rental £0

£5,984,000

Car Parking

No. of Spaces Price per Space (£) Value

- - -

TOTAL CAPITAL VALUE OF OPEN MARKET HOUSING

OTHER SOURCES OF AFFORDABLE HOUSING FUNDING


£0

Ground rent

Capitalised annual

ground rent

Social Rented £0

Shared Ownership £0

Affordable Rent £0

Open market (all phases) £178,800

£178,800

£8,670,800

Non-Residential Values

Office £0

Retail £0

Industrial £0

Leisure £0

Community Use £0 £0

£0

TOTAL VALUE OF SCHEME £8,670,800

Residential Building, Marketing & Section 106 CostsPer sq meter

Affordable Housing Build Costs £1,419,733 1,210-

Open Market Housing Build Costs £2,194,133 1,210-

£3,613,867

Residential Car Parking Build Costs £0

External Works & Infrastructure Costs (£) Per unit

Site Preparation/Demolition £180,000 4,500

Roads and Sewers £0

Services (Power, Water, Gas, Telco and IT) £0

Strategic Landscaping £0

Off Site Works £0

Public Open Space £0

Site Specific Sustainability Initiatives £200,000 5,000

NB External works allowance 10% added to build cost of £1,100/sq. m. £0

Other 2 £0

Other 3 £0

Other site costs

Building Contingencies 5.0% £180,693 4,517

Fees and certification £379,456 9,486

Other Acquisition Costs (£) £0

Site Abnormals (£)

De-canting tenants £0

Decontamination £0

Voids costs £140,000 3,500

0 £0

Total Building Costs inc Fees £4,694,016 117,350

Statutory 106 Costs (£)

Education £0

Sport & Recreation £0

Social Infrastructure £0

Public Realm £0

Affordable Housing £0

Transport £0

Highway £0

Health £0

Public Art £0

Flood work £0

Community Infrastructure Levy £217,600 4,080

Other Tariff £36,267 680

s.106 alongside CIL £120,000 3,000

Renewable energy / similar £0

£0

Statutory 106 costs £373,867

Marketing (Open Market Housing ONLY) per OM unit

Sales/letting Fees 6.0% £359,040 14,960

Legal Fees (per Open Market unit): £750 £18,000 750

Marketing (Affordable Housing) per affordable unit

Developer cost of sale to RP (£) £0

RP purchase costs (£) £0

TOTAL CAPITAL VALUE OF NON-RESIDENTIAL SCHEME

TOTAL VALUE OF CAR PARKING

TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME

TOTAL CAPITALISED ANNUAL GROUND RENT


Intermediate Housing Sales and Marketing (£) £0

Total Marketing Costs £377,040

Non-Residential Building & Marketing Costs

Building Costs

Office £0

Retail £0

Industrial £0

Leisure £0

Community-use £0 £0

Professional Fees (Building, Letting & Sales)

Office £0

Retail £0

Industrial £0

Leisure £0


Total Non-Residential Costs £0

TOTAL DIRECT COSTS: £5,444,923

Land Value £1,230,097

Arrangement Fee £50,000 8.7% of interest

Misc Fees (Surveyors etc) £0 0.00% of scheme value

Agents Fees £18,451

Legal Fees £9,226

Stamp Duty £61,505

Total Interest Paid £574,614

Total Finance and Acquisition Costs £1,943,893

Developer's return for risk and profit

Residential

Market Housing Return (inc OH) on Value 20.0% £1,196,800 49,867 per OM unit

Affordable Housing Return on Cost 6.0% £85,184 5,324 per affordable unit

Return on sale of Private Rent 0.0% £0 #DIV/0! per PR unit

Non-residential

Office £0

Retail £0

Industrial £0

Leisure £0


Total Operating Profit £1,281,984

(profit after deducting sales and site specific finance costs but before allowing for developer overheads and taxation)

Surplus/(Deficit) at completion 1/9/2017 £0

Present Value of Surplus (Deficit) at 1/3/2014 (£) (£) per unit

Finance and acquisition costs




SCHEME


Site Reference

File Source

Scheme Description




























phase 1

Affordable Rent

phase 1

Shared Ownership

phase 2

Affordable Rent

phase 2Total

1 Bed Flat Low rise £0 £1,710,000 £0 £0 £0 £1,710,000

2 Bed Flat Low rise £0 £798,000 £0 £0 £0 £798,000

3 Bed Flat Low rise £0 £0 £0 £0 £0 £0

4 Bed + Flat Low rise £0 £0 £0 £0 £0 £0





2 Bed House £0 £0 £0 £0 £0 £0

3 Bed House £0 £0 £0 £0 £0 £0

4 Bed House £0 £0 £0 £0 £0 £0

5 Bed House £0 £0 £0 £0 £0 £0

6 Bed+ House £0 £0 £0 £0 £0 £0

£0 £2,508,000 £0 £0 £0 £2,508,000







£0


Open Market Housing


(sq m)

Revenue

(£ / sq m)

Total Revenue







Total 1,360 - £6,528,000








£6,528,000

Car Parking


- - -




£0

Ground rent

Capitalised annual

ground rent

Social Rented £0


Affordable Rent £0


£178,800

£9,214,800


Office £0

Retail £0

Industrial £0

Leisure £0


£0





£3,613,867







Off Site Works £0




Other 2 £0

Other 3 £0

Other site costs




Site Abnormals (£)


Decontamination £0

Voids costs £140,000 3,500

0 £0



Education £0



Public Realm £0


Transport £0

Highway £0

Health £0

Public Art £0

Flood work £0



s.106 alongside CIL £120,000 3,000


£0
















Building Costs

Office £0

Retail £0

Industrial £0

Leisure £0



Office £0

Retail £0

Industrial £0

Leisure £0








Legal Fees £11,640

Stamp Duty £77,599




Residential




Non-residential

Office £0

Retail £0

Industrial £0

Leisure £0




Surplus/(Deficit) at completion 1/9/2017

Present Value of Surplus (Deficit) at 1/3/2014 per unit





SCHEME


Site Reference

File Source

Scheme Description




























phase 1

Affordable Rent

phase 1

Shared Ownership

phase 2

Affordable Rent

phase 2Total

1 Bed Flat Low rise £0 £1,710,000 £0 £0 £0 £1,710,000

2 Bed Flat Low rise £0 £798,000 £0 £0 £0 £798,000

3 Bed Flat Low rise £0 £0 £0 £0 £0 £0

4 Bed + Flat Low rise £0 £0 £0 £0 £0 £0





2 Bed House £0 £0 £0 £0 £0 £0

3 Bed House £0 £0 £0 £0 £0 £0

4 Bed House £0 £0 £0 £0 £0 £0

5 Bed House £0 £0 £0 £0 £0 £0

6 Bed+ House £0 £0 £0 £0 £0 £0

£0 £2,508,000 £0 £0 £0 £2,508,000







£0


Open Market Housing


(sq m)

Revenue

(£ / sq m)

Total Revenue







Total 1,360 - £7,072,000








£7,072,000

Car Parking


- - -




£0

Ground rent

Capitalised annual

ground rent

Social Rented £0


Affordable Rent £0


£178,800

£9,758,800


Office £0

Retail £0

Industrial £0

Leisure £0


£0





£3,613,867







Off Site Works £0




Other 2 £0

Other 3 £0

Other site costs




Site Abnormals (£)


Decontamination £0

Voids costs £140,000 3,500

0 £0



Education £0



Public Realm £0


Transport £0

Highway £0

Health £0

Public Art £0

Flood work £0



s.106 alongside CIL £120,000 3,000


£0
















Building Costs

Office £0

Retail £0

Industrial £0

Leisure £0



Office £0

Retail £0

Industrial £0

Leisure £0








Legal Fees £14,054

Stamp Duty £93,693




Residential




Non-residential

Office £0

Retail £0

Industrial £0

Leisure £0




Surplus/(Deficit) at completion 1/9/2017 (£)

Present Value of Surplus (Deficit) at 1/3/2014 per unit



Appendix VII

LB Enfield Charging Zones

RIV

ER

LE

E N

AV

IGA

TIO

N

RA

MM

EY

MA

RS

H R

ELIE

F C

HA

NN

EL

RIV

ER

LE

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IVE

RS

ION

TURKEY BROOK

NE

W R

IVE

R

BROOK

BROOK

TURKEY

CUFFLEY

RIV

ER

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E D

IVE

RS

ION

RIV

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AV

IGA

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N

RIV

ER

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AV

I GA

TI O

N

PY

MM

ES

BR

OO

K

SA

LM

ON

S B

RO

OK

NEW

RIV

ER

SALM

ONS BR

OO

K

TURKEY BR

OOK

HOLLYHILL BROOK

LEEGING BEECH GUTTER

PYMMES BROOK

BROOK

MO

NK

EN

ME

AD

SALMONS BROOK

MERRYHILLS

ENFIELD

LOCK

TURKEY

STREET

BRIMSDOWN

SOUTHBURY

PONDERS END

ANGEL ROAD

EDMONTON

GREEN

SILVER

STREET

PARK

HILL

BUSH

TOWN

ENFIELD

w

w

ENFIELD

CHASE

w

GRANGE

PARK

GORDON

HILL

WINCHMORE

HILL

w

CREWS HILL

PALMERS

GREEN

SOUTHGATE

ARNOS

GROVE

OAKWOOD

COCKFOSTERS

NEW

SOUTHGATE

WOOD

w HADLEY

PONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS ENDPONDERS END

ENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELDENFIELD

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TURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEYTURKEY

STREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREETSTREET

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EDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREENEDMONTON GREEN

EDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTON

SOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURYSOUTHBURY

UPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPERUPPER

EDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTONEDMONTON

HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-HASEL-

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HILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILLHILL

TOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWNTOWN

PALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERSPALMERS

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SOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATESOUTHGATE

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Ward Boundaries

AVALO

N CL.

14

15

19

34

MANTON ROAD13

L

VEL

FISHER

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EDEN CL.16

179

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22

19. CROMPTON PLACE21.MILLER AVENUE22. LLOYD MEWS23. ISLAND CENTRE WAY24. OSTELL CRESCENT25. WHITWORTH CRESCENT26. POLSTEN MEWS27. COLT MEWS28. ALDIS MEWS29. DUNDAS MEWS30. WATKIN MEWS31. MAYALL CLOSE32. LOCKYER MEWS33. FLANDARIN CLOSE34. PUNCHARD CRESCENT35. HISPANO MEWS

1. SOPER MEWS2. GUNNER DRIVE3. COLGATE PLACE4. RIGBY PLACE5. STEN CLOSE6. BADDELEY CLOSE7. TURPIN CLOSE8. BARRAS CLOSE9. HODSON PLACE10. RUBIN PLACE11. PRITCHETT CLOSE12. WARLOW CLOSE13. FOGERTY CLOSE14. CARNEGIE CLOSE15. BLANCHARD GROVE16. MCCLINTOCK PLACE17. HALDANE CLOSE

3132

33

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ROAD

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T O T T E R I D G E R O A D

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WONNACOTT PLACE

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ROAD

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LI

LOCKFIELD

B R A N C R O F T

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IM

R O A D

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ST

JU

KOC

IN

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LANE

WAY

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CROFT ROAD

MEADS RD.

A V E N U E

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THE

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ON

RD.

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RES

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GDNS.

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D

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BL

DI

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W E S T

M O O R

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L A N S B U R Y

THE

DISON

ADDIS CL.

CL.

ROAD

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CRESCENT

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GREEN-

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RD

OA

BL

O A T L A N D S

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NORTHAMPTON RD.

LEES

Y RD.

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RAN

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A

ALM

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ELD

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AVONDALE

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H

NT

EONG

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RD

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D

R

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L

E CUR

AVE.

G

CST

.

T

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NALO

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RD

D.

BROOKFIELD

S

RD.

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A

U HOLMBRIDGE GDNS.

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N

ROAD

ALE

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OR

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DA

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ERS

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AVE.

MOAT

GROVE GDNS.

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HARTMOOR MEWS

O R D N A N C E

NURSERY

A V E N U E

RD.

ST. STEPHENS

A L B A N Y R O A D

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RD.

KETTERING

ELM

ORE

ROAD RD.

L E D AAV.

P A R K

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INGERSOLL

EASTFIELD ROAD

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ROAD

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UVIER RD.

RD.

LONGFIELD AVENUE

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CLO

SEE R T

GROVE RD. WEST

ELMHURST RD

ASCOT GDNS.

G I L B

S T R E E T

DAIRY

CLO

SE

CR.

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TON

H O E L A N E

MAPLE

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BO

AVENUE

ROEDEAN

C R E S T D R I V E

T

PITFIELD WAY

S

ROEDEAN

THE LONING

W I N N I N G T O N R O A D

GOODWOOD AVENUE

DELL

RD.

S T R E E T

U

T U R

ALKC

E N F I E L D

C R E M A T O R I U M

AEE

CLOSE

RND DI GD

2

S T O N E

L E I G H

CL.

1. LANDRIDGE DRIVE

2. SEDLEY CLOSE

3. MAYBURY CLOSE

4. ROSSINGTON CLOSE

E

A Y L A N D SR O A D

U N I T Y R O A D

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ICK DR.

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RS

W I N

D S O R R

D .

D

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MR

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ONS

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PINES D

RER

E

RD.

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AY

BULLS

MOOR

RIDE

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RD

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RD.

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R

LA.

B

C

O

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AVE.

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MP

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HOOK GA

ALM

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USE

O

F A R M R D .

M A N O R

M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5

F O R E S T

E P P I N G

ENFIELD

LOCK

S O L A R W A Y

P O W

E R

D R I V E

A V E N U E

P A R K

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F E R N S C L .

C H E S T N U T R O A D

CU

CRES.

BEDFORD

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GTONARLIN CRESCENT

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GREENWAY

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WOOD

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R O A D

A 1 0 1 0

ARCHIBALD

GDNS.

COLVIN

HOLM

ESDALE

KINGSFIELD

THE

AVENUE

L A N E

DRIVE

O A K

M25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNELM25 HOLMESDALE TUNNEL

CLO

SE

WINDWARD

LANGDALE

GDNS.

WAY

KING

SFIELD

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B A L M

O R A L

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WAY

CLOSE

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R O A D

ROO

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OPEN

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L

ROAD

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D

RB

E

GDI

N

B

A 1055

ROAD

C A P E L R O A D

MANOR CT.

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NE

AL F O R E S T R O A DE

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C A P E L M A N O R

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SLUL

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WAY

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RIDE

M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5M 2 5

J u n c . 2 5

B R O X B O U R N E

W H I T E W E B B S P A R K

W EB BS

W H I T E W E B B S

R O A D

D

LAWSON

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RD.

MOORFIEL

LAWSON

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RD.

CL.

NOAH

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E

WAGTAIL CLOSE

D

KR

LE IFS

R.G

NORTHUMBERLA

ND

BOLE

YN AVENUE

AVENUE

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H O E

L A N E

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E CR.

NA D

A V E N U E

N OM

O

R

L

D

WEN

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L.

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CAMBRIDGE PARADE

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LIN E

CL.

S

CR.

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BRESSEY

BAYN


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DR.

M

IRKDALE

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MBIE

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LANE

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T

H BRIDGENHALL

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SCLOSE

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E

E

AVE.

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NESS

WORTH

AVENUE

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GDNS.

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MEAD

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LI

S T R E E T

ET

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ROAD

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R

HAWTHORN GROVE

AL N

ACACIA RD.

LAVENDER RD.

DRIVE

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WEARDALE

KYNASTON RD.

THE

GDNS.

B A K E R

EA

KLUS

13

4

ST

CL.

MARTINS

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CRACKNELL

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.

STREET

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AVENUE

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TERS

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L A N E

ME

P

H O E

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M

YE

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ROOK

C

L .

H I L L

R

D.

R O A D

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HAVE.

CT

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L A N E

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LI

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A

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ES

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GDNS.

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MYRTLE GROVE

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IN

ON DR.

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WOODBINE GROVE

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R

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O

RO

GDNS.

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GE

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CONNAUGHT

I

R I V E R S

F I E L D R

D .

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R O A D

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L A N E

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SE

NE

R A V E N S

CHURCHBURY

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PEVENSEY AV.

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SE

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L A N E

CLOSE

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PORTCULLIS

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GDNS.COLLEGE

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BELL RD.

RD.

LANE

MON

CRICKETERSARMS ROAD

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CHASE

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SHIRLE

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HC

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CHASE

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A

VE.

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PARK

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P A R K

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HASELWOOD

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GDNS.

RIVERSIDE

.

ROAD

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GE

PARSONAGE

GARDENS

CL.

NUNNS

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TRINITY STREET

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MONKS

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ORNER

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SIDE B

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CL.

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A

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GDNS.

H

DRIVE

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S.

A

E

R

BYRON

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B

ST

OB

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B

AVE.

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HERMITAGE CLO.

CT.

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OA

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UL

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CHASE

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N

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SR

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R

ROBSON

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I N G R

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DRAKE ST.

ARMFIELD

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ON ST.

LYNN ST.

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L

ELEA ROAD

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C

SL

GDNS.ELM

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RD.

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L

RADCLIF

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RD.

PARK

L A N E

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RD.

BRODIE

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C L A Y

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R

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RED

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WETHERBY RD.

A I

H I L L Y F I E L D S

SP P

GB

IR

CEDAR

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RD.

TERRACEBEDALE RD.

CLOSE

CHANTRY

YOUNGMANSCLOSE

PINNATA

CLOSE

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YORK

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HP

F L A S H

L A N E

RD.

TREE

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D A R

R O A

D

LIME

ER GDNS.

DN

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SSOM

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L A V E N D E R H I L L

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R O A D

T I N G E

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A L D

'S

T H E O

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N E

G D N S .

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J E F F R E Y S R I V E R W A L K R O A D

K I N G G E O R G E ' S

R E S E R V O I R

CL.

DO

N

RD.

TE

A 1055

LDSDOWNGO

LANE

BRIMSDOWN

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B R I M S D O W

N AV

E.

LO

CK

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FREEMA

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KEATS CL.

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R O S S M O R EC L O S E

D U R A N T S

R O A D

BOWOOD RD.

GREEN

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ROW

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RD.

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CHA

MAYFIELD

S E D C O T E R O A D

C L Y D E S D A L E RD.

CL.

PONDERS END

COLM

ORE

HOBBY ST.

P O N D E R S E N D

P A R K

R

ASHLE

Y RD.

EDINGTON RD.

WHITEHORSEMEWS

D U R A N T S P A R K

P O N D E R S E N D

C E M E T E R Y

L

DURANTS

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R I D ET H E

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IH

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SR

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T

SOUTH PL.

A 110

W I L L I A M G I R L I N G

R E S E R V O I R

V A L L E Y

R O A DW H A R F

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L E A

L E E V A L L E Y

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R O A D

M O R S O N

O

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V.

NZ

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S T R E E TN A Y L O RG R O V E W O O D

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ON

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A V E N U E

G R E E N A W A Y

A V E N U E

H A L L

B L A C K W O O D

A V E N U E

A 4 0 6

L O W E R

H A L L

CLOSED

GATE

( PRIVATE ROAD )

L E E P A R K W

A Y

R I V E R M E A D

R O A D

H A R

B E T R O A D

B A N

B U

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W A Y

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R O A D

L A N E

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R O A D

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T

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R A V E N S I D E

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B A N K S I A

R D .

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N

K Y N O C H

R O A D

ROAD

STACEY AVENUE

R O A D

MONTAGU

RECREATION

GROUND

P E G A M O I D R O A D

M E R I D I A N

Z A M B E Z ID R I V E

Q

LIVERPOOL ST.

GLOVER

DRIVE

RD.

BSBRD.

C O N D U I T L A N E

FIRST AVE.

D E R B Y R D .

M O N T A G U

ROAD

PRINCES ROAD

BARNES

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BARROWFIELDCLOSE

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I

BECKET

RAYS AV.S.

CL.

KENNNGH

LL RD

GENISTA RD.

ALBANY RD.

CL.

A

L E O P O L D

R O A D

K I M B E R L E Y R O A D

WILLO

ULA

NE

LEESIDE ROAD

GHBY

TO

HEIGHT

RESTRICTION

L A N E

L O C K

P I C K E T T S

1. LINNET CLOSE2. CHAFFINCH CLOSE3. WREN CLOSE4. BUNTING CLOSE5. MARTIN CLOSE6. DUNNOCK CLOSE

A. PENTLAND CLOSEB. BUXTON CLOSEC. HENNESSY ROADD. LENA CRESCENTE. STRIMON CLOSEF. TIGRIS CLOSEG. PRESPA CLOSEH. VOLTA CLOSEK. CHAD CRESCENTM. KARIBA CLOSEN. CONGO DRIVEP. BADMA CLOSEQ. DANUBE CLOSE

PENFOLD

RD.

4

65

312

A R D R AR O A D

HUDSON G

H

P

WAY

DE

U

TH YAW

AB

C

SO

CENTRE WAY

ODWIN RD.

TH W

AY

RNO

BRIERLEYAVE.

OGSTEERING

CL.

K

NILE DRIVE

F

M

N

WOODCOTECLOSE

S A N D H U R S T

R

FT

CLIFFOR

D

RD.

DA

ORD

MOTTINGH

CL.

GARFIELD RD.

GARTONS

ST. MICHAELSAVE.

LANE

H A L L

TURIN ROAD

'

A C W O R T H

C L .

SY

EAST

BROOK

AVE.

EMSWORTH CL.

R O A D

GRANARY CLOSE

ROADBEA

TRTICE RD.

GALLIARD CL.

C U C K O O

DR.

ROSSDALE

SCAR-

BOROUGH

B O U N D A R Y

R O A D

O S P R E YM E W S

C L A R E N C E R D .

N O R T H F I E L D R D .

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R O A D

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SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

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SUNNYSIDE ROAD EAST

SUNNYSIDE ROAD EAST

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M 2 5

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M 2 5

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M 2 5

M 2 5

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HADLEY WOOD

OPEN SPACE

L A N E

W E S T

C R E S C E N T

B A R T R A M S

Enfield BoroughStreet Plan

December 2013

© Crown copyright and database rights 2013Ordnance Survey Licence no.100019820

Nil Rate - Meridian WaterMaster Plan Area

Lower Rate Eastern Zone

Intermediate Zone

Remainder at Higher Rate

Community Infrastructure LevyResidential Zones

Drg 6417/5 March 2012

to inform the council’s further consideration of...progression (draft charging schedule (dcs)...

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