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Case study: South Lakeland Case study: South Lakeland

Shinfield Test • We do not accept that Shinfield is an authoritative precedent for Shinfield Test • We do not accept that Shinfield is an authoritative precedent for Plan wide viability testing • Under the Shinfield principles the uplift from granting planning consent is shared 50: 50 between the landowner and the local authority.

£ 1, 000 viability Threshold Site 1 Urban Edge 1 Site 2 Site 3 £ 1, 000 viability Threshold Site 1 Urban Edge 1 Site 2 Site 3 Urban Edge 2 Office redevelopment Site 4 Estate Infill Site 5 LSC Infill Site 6 LSC Infill Site 7 Cleared Urban Site 8 KSC Urban Edge Site 9 LSC Edge Site 10 LSC Edge Site 11 LSC Paddock Table 10. 3 Residual Value compared to £ 1, 000/ha Viability Threshold (£/net ha) Alternativ Viability e Land Threshol Affordable % Value d 0% 25% 30% 1, 000, 00 Kendal 25, 000 0 1, 443, 027 1, 148, 255 1, 083, 908 1, 000, 00 Kendal 25, 000 0 1, 455, 240 1, 130, 680 1, 059, 830 1, 000, 00 Kendal 400, 000 0 732, 148 412, 529 346, 134 1, 000, 00 Kendal 50, 000 0 1, 716, 295 1, 404, 668 1, 333, 530 1, 000, 00 Arnside 50, 000 0 1, 089, 497 860, 561 808, 331 1, 000, 00 Grange 50, 000 0 1, 315, 092 1, 015, 954 950, 654 1, 000, 00 Ulverston 300, 000 0 399, 698 153, 528 100, 147 1, 000, 00 Milnthorpe 25, 000 0 1, 319, 627 1, 034, 413 971, 956 1, 000, 00 Allithwaite 50, 000 0 1, 879, 318 1, 474, 114 1, 385, 383 1, 000, 00 Endmoor 50, 000 0 1, 266, 331 1, 000 949, 065 1, 000, 00 Penny Bridge 50, 000 0 1, 648, 636 1, 320, 890 1, 245, 698 1, 000, 00 35% 40% 1, 017, 109 948, 778 986, 281 911, 045 272, 991 198, 171 1, 258, 469 1, 182, 385 754, 112 698, 649 882, 866 813, 524 43, 821 -13, 273 908, 733 841, 158 1, 307, 848 1, 210, 926 889, 158 825, 151 1, 169, 586 1, 088, 227

EUV + 20% + £ 400, 000/ha on greenfield Site 1 Site 2 Site EUV + 20% + £ 400, 000/ha on greenfield Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Table 10. 4 Residual Value compared to 20% + £ 400, 000/ha Uplift Viability Threshold (£/net ha) Alternativ Viability e Land Threshol Affordable % Value d 0% 25% 30% Urban Edge 1 Kendal 25, 000 430, 000 1, 443, 027 1, 148, 255 1, 083, 908 Urban Edge 2 Kendal 25, 000 430, 000 1, 455, 240 1, 130, 680 1, 059, 830 Office redevelopment Kendal 400, 000 480, 000 732, 148 412, 529 346, 134 Estate Infill Kendal 50, 000 460, 000 1, 716, 295 1, 404, 668 1, 333, 530 LSC Infill Arnside 50, 000 460, 000 1, 089, 497 860, 561 808, 331 LSC Infill Grange 50, 000 460, 000 1, 315, 092 1, 015, 954 950, 654 Cleared Urban Ulverston 300, 000 360, 000 399, 698 153, 528 100, 147 KSC Urban Edge Milnthorpe 25, 000 430, 000 1, 319, 627 1, 034, 413 971, 956 LSC Edge Allithwaite 50, 000 460, 000 1, 879, 318 1, 474, 114 1, 385, 383 LSC Edge Endmoor 50, 000 460, 000 1, 266, 331 1, 000 949, 065 LSC Paddock Penny Bridge 50, 000 460, 000 1, 648, 636 1, 320, 890 1, 245, 698 Small Village Lune Valley 50, 000 460, 000 1, 952, 203 Ex Garage Site Central SLDC 400, 000 480, 000 457, 674 212, 560 159, 053 Village Infill Cartmel Peninsula 50, 000 460, 000 1, 522, 498 1, 203, 186 1, 130, 073 Village Infill Eastern Area 50, 000 460, 000 552, 018 Rural House Rural west 50, 000 310, 000 75, 454 Castle Green Road Quarry Lane South Ulverston Canal Kendal Storth Ulverston 25, 000 430, 000 1, 098, 652 1, 175, 868 852, 535 858, 474 866, 671 623, 926 806, 045 799, 175 573, 994 35% 1, 017, 109 986, 281 40% 948, 778 911, 045 272, 991 1, 258, 469 754, 112 882, 866 43, 821 908, 733 1, 307, 848 889, 158 1, 169, 586 1, 952, 203 103, 507 1, 056, 066 552, 018 75, 454 198, 171 1, 182, 385 698, 649 813, 524 -13, 273 841, 158 1, 210, 926 825, 151 1, 088, 227 1, 952, 203 46, 688 976, 954 552, 018 75, 454 751, 618 729, 108 522, 158 695, 942 663, 665 469, 132

Developers Profit 20% and 25% GDV Table 10. 5 Residual Value compared to 20% Developers Profit 20% and 25% GDV Table 10. 5 Residual Value compared to 20% + £ 400, 000/ha Uplift Viability Threshold (£/net ha) Developers’ return of 20% and 25% Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Urban Edge 1 Urban Edge 2 Office re-development Estate Infill LSC Infill Cleared Urban KSC Urban Edge LSC Paddock Small Village Ex Garage Site Village Infill Rural House Kendal Arnside Grange Ulverston Milnthorpe Allithwaite Endmoor Penny Bridge Lune Valley Central SLDC Cartmel Peninsula Eastern Area Rural west 25, 000 400, 000 50, 000 300, 000 25, 000 50, 000 400, 000 50, 000 430, 000 480, 000 460, 000 360, 000 430, 000 460, 000 480, 000 460, 000 310, 000 20% GDV 1, 017, 109 986, 281 272, 991 1, 258, 469 754, 112 882, 866 43, 821 908, 733 1, 307, 848 889, 158 1, 169, 586 1, 952, 203 103, 507 1, 056, 066 552, 018 75, 454 Castle Green Road Quarry Lane South Ulverston Canal Head Kendal Storth Ulverston 25, 000 300, 000 430, 000 360, 000 751, 618 729, 108 522, 158 495, 210 25% GDV 831, 087 772, 718 30, 763 988, 341 565, 668 694, 863 -262, 517 712, 529 1, 060, 360 703, 008 960, 717 1, 677, 952 -73, 964 854, 394 455, 105 58, 142 615, 149 538, 318 343, 462 259, 067

£ 500, 000/ha Viability Threshold Site 1 Site 2 Site 3 Site 4 Site £ 500, 000/ha Viability Threshold Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Urban Edge 1 Urban Edge 2 Office redevelopment Estate Infill LSC Infill Cleared Urban KSC Urban Edge LSC Paddock Small Village Ex Garage Site Village Infill Rural House Castle Green Road Quarry Lane South Ulverston Canal Head Table 10. 6 Residual Value compared to £ 500, 000/ha Viability Threshold (£/net ha) Alternativ Viability e Land Threshol Affordable % Value d 0% 25% 30% Kendal 25, 000 500, 000 1, 443, 027 1, 148, 255 1, 083, 908 Kendal 25, 000 500, 000 1, 455, 240 1, 130, 680 1, 059, 830 35% 1, 017, 109 986, 281 40% 948, 778 911, 045 Kendal Arnside Grange Ulverston Milnthorpe Allithwaite Endmoor Penny Bridge Lune Valley Central SLDC Cartmel Peninsula Eastern Area Rural west 400, 000 50, 000 300, 000 25, 000 50, 000 400, 000 50, 000 500, 000 500, 000 500, 000 500, 000 732, 148 1, 716, 295 1, 089, 497 1, 315, 092 399, 698 1, 319, 627 1, 879, 318 1, 266, 331 1, 648, 636 1, 952, 203 457, 674 1, 522, 498 552, 018 75, 454 412, 529 1, 404, 668 860, 561 1, 015, 954 153, 528 1, 034, 413 1, 474, 114 1, 000 1, 320, 890 1, 952, 203 212, 560 1, 203, 186 552, 018 75, 454 346, 134 1, 333, 530 808, 331 950, 654 100, 147 971, 956 1, 385, 383 949, 065 1, 245, 698 1, 952, 203 159, 053 1, 130, 073 552, 018 75, 454 272, 991 1, 258, 469 754, 112 882, 866 43, 821 908, 733 1, 307, 848 889, 158 1, 169, 586 1, 952, 203 103, 507 1, 056, 066 552, 018 75, 454 198, 171 1, 182, 385 698, 649 813, 524 -13, 273 841, 158 1, 210, 926 825, 151 1, 088, 227 1, 952, 203 46, 688 976, 954 552, 018 75, 454 Kendal Storth Ulverston 25, 000 500, 000 1, 098, 652 1, 175, 868 852, 535 858, 474 866, 671 623, 926 806, 045 799, 175 573, 994 751, 618 729, 108 522, 158 695, 942 663, 665 469, 132 Ulverston 300, 000 500, 000 928, 748 625, 484 559, 283 495, 210 424, 244

Viability Threshold = 25% of GDV Table 10. 7 Residual Value compared to Viability Viability Threshold = 25% of GDV Table 10. 7 Residual Value compared to Viability Threshold of 25% of GDV Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Urban Edge 1 Urban Edge 2 Office re-development Estate Infill LSC Infill Cleared Urban KSC Urban Edge LSC Paddock Small Village Ex Garage Site Village Infill Rural House Castle Green Road Quarry Lane South Ulverston Canal Head Kendal Arnside Grange Ulverston Milnthorpe Allithwaite Endmoor Penny Bridge Lune Valley Central SLDC Cartmel Peninsula Eastern Area Rural west Kendal Storth Ulverston GDV 27, 652, 629 34, 474, 092 1, 751, 290 1, 945, 866 4, 812, 189 7, 144, 640 1, 786, 127 13, 091, 105 4, 578, 328 2, 273, 993 3, 733, 644 1, 002, 000 827, 808 1, 970, 884 684, 750 390, 000 11, 024, 904 7, 045, 698 111, 430, 801 12, 225, 882 % GDV 6, 913, 157 8, 618, 523 437, 822 486, 466 1, 203, 047 1, 786, 160 446, 532 3, 272, 776 1, 144, 582 568, 498 933, 411 250, 500 206, 952 492, 721 171, 188 97, 500 2, 756, 226 1, 761, 425 27, 857, 700 3, 056, 471 Residual 5, 339, 823 5, 720, 430 84, 627 377, 541 754, 112 1, 324, 299 10, 955 2, 271, 833 980, 886 444, 579 818, 710 292, 831 20, 701 422, 426 165, 605 75, 454 2, 314, 982 1, 035, 333 11, 581, 459 955, 755 % of GDV 19% 17% 5% 19% 16% 19% 1% 17% 21% 20% 22% 29% 3% 21% 24% 19% 21% 15% 10% 8%

Shinfield Test Residual - No Existing Use affordable, Value no developer contributions Site 1 Shinfield Test Residual - No Existing Use affordable, Value no developer contributions Site 1 Site 2 Site 3 Site 4 Site 5 Site 6 Site 7 Site 8 Site 9 Site 10 Site 11 Site 12 Site 13 Site 14 Site 15 Site 16 Urban Edge 1 Urban Edge 2 Office re-development Estate Infill LSC Infill Cleared Urban KSC Urban Edge LSC Paddock Small Village Ex Garage Site Village Infill Rural House Kendal Arnside Grange Ulverston Milnthorpe Allithwaite Endmoor Penny Bridge Lune Valley Central SLDC Cartmel Peninsular Eastern Area Rural west 25, 000 400, 000 50, 000 300, 000 25, 000 50, 000 400, 000 50, 000 1, 043, 694 1, 049, 780 797, 456 1, 239, 640 1, 038, 143 1, 020, 043 475, 187 898, 153 1, 445, 461 936, 945 1, 274, 754 1, 494, 704 496, 992 780, 162 567, 592 77, 027 Shinfield Threshold Residual - Base Modelled 534, 347 537, 390 598, 728 644, 820 544, 071 535, 022 387, 594 461, 576 747, 731 493, 472 662, 377 772, 352 448, 496 415, 081 308, 796 63, 513 711, 976 686, 726 272, 991 878, 002 685, 556 662, 150 43, 821 597, 851 980, 886 635, 113 880, 333 1, 464, 153 103, 507 528, 033 552, 018 75, 454

Full Policy + Developer Contributions Table 10. 9 Impact of different Developer Contributions. £/ Full Policy + Developer Contributions Table 10. 9 Impact of different Developer Contributions. £/ unit (market and affordable) Alternative Use Value Viability Threshold £/ha £ 1, 500 £ 2, 500 £ 5, 000 £ 7, 500 £ 10, 000 Site 1 Urban Edge 1 Kendal 25, 000 430, 000 1, 017, 109 985, 133 905, 194 825, 255 745, 315 Site 2 Urban Edge 2 Kendal 25, 000 430, 000 986, 281 951, 307 863, 874 776, 440 689, 006 Site 3 Office redevelopment Kendal 400, 000 480, 000 229, 023 119, 103 9, 184 -100, 736 Site 4 Estate Infill Kendal 50, 000 460, 000 1, 258, 469 1, 217, 735 1, 115, 898 1, 014, 061 912, 225 Site 5 LSC Infill Arnside 50, 000 460, 000 754, 112 718, 807 630, 544 542, 282 458, 364 Site 6 LSC Infill Grange 50, 000 460, 000 882, 866 852, 889 777, 946 703, 003 634, 013 Site 7 Cleared Urban Ulverston 300, 000 360, 000 43, 821 -6, 505 -132, 321 -258, 137 -385, 862 Site 8 KSC Urban Edge Milnthorpe 25, 000 430, 000 908, 733 878, 356 802, 414 726, 471 650, 529 Site 9 LSC Edge Allithwaite 50, 000 460, 000 1, 307, 848 1, 275, 569 1, 194, 872 Site 10 LSC Edge Endmoor 50, 000 460, 000 889, 158 858, 607 782, 230 705, 852 629, 475 Site 11 LSC Paddock Penny Bridge 50, 000 460, 000 1, 169, 586 1, 139, 324 1, 063, 671 988, 017 912, 364 Site 12 Small Village Lune Valley 50, 000 460, 000 1, 952, 203 1, 925, 047 1, 857, 156 Site 13 Ex Garage Site Central SLDC 400, 000 480, 000 103, 507 77, 296 11, 767 -53, 763 -119, 292 Site 14 Village Infill Cartmel Peninsula 50, 000 460, 000 1, 056, 066 1, 030, 607 966, 959 903, 311 839, 663 Site 15 Village Infill Eastern Area 50, 000 460, 000 552, 018 541, 636 515, 680 489, 724 463, 768 Site 16 Rural House Rural west 50, 000 310, 000 75, 454 74, 406 71, 785 69, 163 66, 542 272, 991 1, 114, 175 1, 033, 478 1, 789, 265 1, 721, 374