Spring ConferenceUnderstanding Viability

Simon Drummond-Hay MRICS

Tuesday 10th March 2015 www.pas.gov.uk

The planners’ lot – shifting sands?

What is viability?

An individual development can be said to be viable if, after taking account of all costs, including central and local government policy and regulatory costs and the costs and availability of development finance, the scheme provides a competitive return to the developer to ensure that development takes place and generates a land value sufficient to persuade a land owner to sell the land for the development proposed. If these conditions are not met, a scheme will not be delivered.

Local Housing Delivery Group. Viability Testing in Local Plans – Advice for planning practitioners. (LGA/HBF – Sir John Harman) June 2012

Economic viability of a scheme

Source: ‘Financial Viability in Planning’, RICS

When is viability evidence required?Plan-making

– Strategic Land Availability Assessment – Whole local plan testing– Community Infrastructure Levy– Neighbourhood Planning

Development Management– Site specific viability testing for planning

applications– Masterplan/major application viability testing,

incorporating phasing etc.

Keep it simple?NPPF says:‘Evidence supporting the assessment should be proportionate, using only appropriate available evidence’.

The CIL guidance saysA charging authority must use ‘appropriate available evidence’ (as defined in the Planning Act 2008 section 211(7A)) to inform their draft charging schedule. The Government recognises that the available data is unlikely to be fully comprehensive. Charging authorities need to demonstrate that their proposed levy rate or rates are informed by ‘appropriate available’ evidence and consistent with that evidence across their area as a whole (NPPG ID: 25-019-20140612).

NPPF 173“…Plans should be deliverable. Therefore, the sites and the scale of development identified in the plan should not be subject to such a scale of obligations and policy burdens that their ability to be developed viably is threatened. To ensure viability, the costs of any requirements likely to be applied to development, such as requirements for affordable housing, standards, infrastructure contributions or other requirements should, when taking account of the normal cost of development and mitigation, provide competitive returns to a willing land owner and willing developer to enable the development to be deliverable.”

NPPF 174“Local planning authorities…should assess the likely cumulative impacts on development in their area of all existing and proposed local standards, supplementary planning documents and policies that support the development plan, when added to nationally required standards. In order to be appropriate, the cumulative impact of these standards and policies should not put implementation of the plan at serious risk, and should facilitate development throughout the economic cycle. Evidence supporting the assessment should be proportionate, using only appropriate available evidence.”

The Residual Valuation based approachStep 1:

Gross Development Value(The combined value of the complete development)

LESS

Cost of creating the asset, including a profit margin

(Construction + fees + finance charges + Developer’s Profit, CIL, s106, CfSH etc.)

 =

RESIDUAL VALUE 

Step 2:

Residual Value v Existing Use Value

Gross Development ValueAll income from a Scheme

Construction Site Remediation

AbnormalsS106Etc.

FeesDesign

EngineerSalesEtc.

ProfitDevelopers

Builders

LandExisting /

Alternative Land Value

+ uplift

CIL,Aff

Housing, enviro, design,

etc

The big question• For a site to be viable, by how much must the

Residual Value exceed the EUV?• The ‘cushion’? • What does ‘competitive return’ mean?• What is the Viability Threshold

You must understand the model, be able to interrogate the assumptions, be able to follow the calculation and challenge the ‘test'. The ‘cushion’ is central to developer behaviour. The Residual Method is very sensitive to inputs and assumptions.

Ever more cautious…

Put the overall development of the area at serious risk (2010)

would not threaten delivery of the relevant Plan

as a whole (2012)

should not be subject to such a scale of

obligations and policy burdens that their ability to be developed viably is threatened

(ID: 10-001-20140306)

Justified? – Brighton and Hove

The Council’s Combined Policy Viability Study, which was unfortunately finalised after the plan was submitted for examination, finds that the combined requirements of the Plan raise serious doubts about the viability of development across the Plan area. The Council seeks to rely on the flexibility clauses in the policies, which it says will enable development to go ahead. It is useful to build in such flexibility to allow for site specific issues to be taken into consideration, but this is not an acceptable substitute for ensuring that the plan facilitates development throughout the economic cycle, as required by the Framework (paragraph 174). I am therefore inviting you to draft modifications to the Plan to ensure that the requirements of the Framework are met in relation to this issue and in accordance with the evidence now available. In particular, you may wish to consider whether the requirements of Policy CP8 can be justified in this context, particularly bearing in mind forthcoming changes to the Building Regulations. Furthermore, the characteristics of the housing stock in Brighton are not dissimilar to those in many established urban areas and I am not convinced that this justifies a local requirement, which is more onerous than the national standards provided by the Building Regulations.

CIL/s106 trends moving forward

• CIL Reg 122– necessary to make the development acceptable in

planning terms;– directly related to the development; and– fairly and reasonably related in scale and kind to the

development.

• CIL Reg 123– From April 2015, councils will be restricted in relation to

pooling S106 or s278 contributions from more than five developments (where the obligation in the s106 or s278 agreement is a reason for granting consent) CIL Regulations 123(3)

Harman v RICSHarman: We recommend that the Threshold Land Value is based on a premium over current use values and credible alternative use values.

RICS: Threshold land value. A term developed by the Homes and Communities Agency (HCA) being essentially a land value at or above that which it is assumed a landowner would be prepared to sell. It is not a recognised valuation definition or approach.

Local Market Evidence is Needed

Source: Savills

Statutory Guidance

NPPG: Competitive return to developers and land owners• This return will vary significantly between projects to reflect

the size and risk profile of the development and the risks to the project. A rigid approach to assumed profit levels should be avoided and comparable schemes or data sources reflected wherever possible.

• A competitive return for the land owner is the price at which a reasonable land owner would be willing to sell their land for the development. The price will need to provide an incentive for the land owner to sell in comparison with the other options available.  Those options may include the current use value of the land or its value for a realistic alternative use that complies with planning policy.

NPPG: Land Value 

Central to the consideration of viability is the assessment of land or site value. Land value should:• reflect emerging policy requirements and planning

obligations and, where applicable, any CIL charge;• provide a competitive return to willing developers

and land owners; and• be informed by comparable, market-based evidence

wherever possible. Where transacted bids are significantly above the market norm, they should not be used as part of this exercise.

Development site sales in County Durham

Price BandLess than £9,999/acreLess than £24,706/ha

3

£10,000 to £99,999/acre£24,707 to £247,059/ha

6

£100,000 to £199,999/acre£247,060 to £494,199/acre

2

£200,000 to £299,000/acre£494,200 to £741,299/ha

1

£300,000 to £399,000/acre£741,300 to £988,399/ha

2

£400,000 to £500,000/acre£988,400k to £1,235k/ha

1

WPV & plans found sound in 2014Local Authority Developer’s Profit Threshold Land Value

Barbergh 17% £370,000/ha

Cannock Chase 20% on GDV £100,000-£400,000/ha

Christchurch & East Dorset

20% on GDC £308,000/ha (un-serviced)£1,235,000/ha (serviced)

East Hampshire 20% market/6% Affordable £450,000/ha

Erewash 17% £300,000/ha

Fenland 15-20% £1-2m/ha (serviced)

GNDP 20% market/17.5% large sites/6% Affordable

£370,000-£430,000/ha

Reigate & Banstead 17.5% market/6% Affordable £500,000/ha

Stafford 20% (comprising 5% for internal overheads).

£250,000/ha

Staffordshire Moorlands 17.5% market/6% Affordable £1.26-£1.41m/ha (serviced)

Warrington 17.5% £100,000-£300,000/ha

CIL, s106, affordable housing trade off

Source: Savills

150 175 200 225 250 275 300 325 3500

10,000

20,000

30,000

40,000

50,000

0%

10%

20%

30%

40%

50%

New homes sales value (£ per sq.ft.)

Via

ble

leve

l of C

IL a

nd

Se

ctio

n 1

06

(£

pe

r p

lot)

Affordable housing policy

Development Management Appeals

• Barnet: APP/Q5300/ A/07/2043798/NWF• Bristol: APP/P0119/ A/08/2069226• Beckenham: APP/G5180/ A/08/2084559• Bishops Cleeve; APP/G1630/A/11/2146206 • Burgess Farm: APP/U4230/A/11/2157433• CLAY FARM: APP/Q0505/A/09/2103599/NWF• Woodstock: APP/D3125/ A/09/2104658• Shinfield APP/X0360/ A/12/2179141• Oxenholme Road, APP/M0933/A/13/2193338• Vannes: Court of Appeal 22 April 2010, [2010] EWHC 1092

(Admin) 2010 WL 1608437

Shinfield

• APP/X0360/A/12/2179141• Reading University• Wokingham Council• 8th January 2013

Site and scheme

• 8.5 ha, 5 km south of Reading• Was National Institute for Research into

Dairying (closed in 1980s)• 4.5 ha within development limits – with

buildings etc• 4 ha beyond development limits – pasture• To clear site and build 126 new dwellings

within development limits – remainder to be open space etc

The problem

The Council wanted…• £2,028,920 in developer

contributions• 40% affordable housing

(policy says subject to viability)

• Higher sales prices• Lower developers profit• Different Benchmark land

value / site value

The Developer offered…• £2,312,569 in developer

contributions• 2% affordable housing

Developers ProfitThe appellants supported their calculations by providing letters and emails from six national housebuilders who set out their net profit margin targets for residential developments. The figures ranged from a minimum of 17% to 28%, with the usual target being in the range 20-25%. Those that differentiated between market and affordable housing in their correspondence did not set different profit margins. Due to the level and nature of the supporting evidence, I give great weight it. I conclude that the national housebuilders’ figures are to be preferred and that a figure of 20% of GDV, which is at the lower end of the range, is reasonable.

Viable amount of affordableHowever, it would not result in the land being released for development. Not only is this SV well below that calculated by the appellants, there is no incentive to sell. In short, the appellants would not be willing landowners. If a site is not willingly delivered, development will not take place. The appellants, rightly in my opinion, say that this would not represent a competitive return. They argue that the uplift in value should be split 50:50 between the landowner and the Council. This would, in this instance, represent the identified s106 requirements being paid as well as a contribution of 2% of the dwellings as affordable housing.

And finally

I conclude on this issue that, allowing the landowner a competitive return of 50% of the uplift in value, the calculations in the development appraisal allowing for 2% affordable housing are reasonable and demonstrate that at this level of affordable housing the development would be viable (Document 26). The only alterations to these calculations are the relatively minor…

A Pragmatic Viability Test

EUV Plus a premium

– reality checked against market value.

Will EUV Plus provide competitive returns?

Land owner’s have expectations (life changing?)

Will land come forward?

PAS SUPPORT THIS APPROACH

Engagement Phases• Delay at your peril• Two or three stages

Ask for information early

Landowners and site promoters should be prepared to provide sufficient and good quality information at an early stage……. This will allow an informed judgement by the planning authority regarding the inclusion or otherwise of sites based on their potential viability.

Harman Guidance – Page 23

“This viability report is provided on a confidential basis to the Council. We therefore request that the report should not be disclosed to any third parties (other than consultants instructed by the Council to review this report) under the Freedom of Information Act 2000 (sections 41 and 43(2)) or under the Environmental Information Regulations.”

RICS GN – Paragraph 4.3.3

Confidentiality of viability• Disclosure is often necessary, even where there is harm

Aarhus/ Environmental Information Regulations

ICO: Lakota Building (no harm), Hampton Court (harm, but disclosure)

CLG Guidance May 2013

…and particularly where there is an LPA land interest

• Summary data only, for public disclosure

R (English) v East Staffs BC (2010)

• A balance is required Section 41 FOIA 2000

• Is the information actually confidential?

• Is there really likely to be prejudice?

• Is there an overriding public interest? ICO: LB Southwark July 2013

• Mechanisms to compromise

• Data ring

• 3rd party adviser

Design and viability8.1

Conventional Layout (A) Garden City Layout (B)

Source: Nothing gained by overcrowding! TCPA 2012

Housing standards - Consultationhttps://www.gov.uk/government/uploads/system/uploads/attachment_data/file/354095/03__140731__HSR_Supporting_Doc2_Space.pdf

This standard deals with internal space within new dwellings and is suitable for application across all tenures. It sets out requirements for the Gross Internal (floor) Area (GIA) of new dwellings at a defined level of occupancy as well as floor areas and dimensions for key parts of the home, notably bedrooms, storage and floor to ceiling height. Requirements may be exceeded but at the very least should be met.

This standard is only applicable where a condition which is derived from a policy within a local plan is applied to a planning permission. This standard should be read alongside relevant guidance set in National planning policy.

Minimum gross internal floor areas and storage (m2)

Minimum gross internal floor areas and storage (m2)number of bedrooms

number of bedspaces

1 storey dwellings

2 storey dwellings

3 storey dwellings

built-in storage

studio 1p 39(37)*     11b 2p 50 58   1.52b 3p 61 70   2  4p 70 79    3b 4p 74 84 90 2.5  5p 86 93 99    6p 95 102 108  4b 5p 90 97 103 3  6p 99 106 112    7p 108 115 121    8p 117 124 130  5b 6p 103 110 116 3.5  7p 112 119 125    8p 121 128 134  6b 7p 116 123 129 4  8p 125 132 138  

DECC: EPC ratings & house prices

Another Consultation

BREEAM

Sweet Group and Building Research Establishment• Lower BREEAM ratings barely increase costs• Higher ratings +/-2% additional costs• Substantial savings over lifecycle

The Supermarket Sector

The Future?????

Case study: South Lakeland

EUV + 20% + £400,000/ha on greenfieldTable 10.4 Residual Value compared to 20% + £400,000/ha Uplift Viability Threshold (£/net ha)

Alternative Land Value

Viability Threshold

Affordable %

0% 25% 30% 35% 40%

Site 1 Urban Edge 1 Kendal 25,000 430,000 1,443,027 1,148,255 1,083,908 1,017,109 948,778

Site 2 Urban Edge 2 Kendal 25,000 430,000 1,455,240 1,130,680 1,059,830 986,281 911,045

Site 3Office re-development Kendal 400,000 480,000 732,148 412,529 346,134 272,991 198,171

Site 4 Estate Infill Kendal 50,000 460,000 1,716,295 1,404,668 1,333,530 1,258,469 1,182,385

Site 5 LSC Infill Arnside 50,000 460,000 1,089,497 860,561 808,331 754,112 698,649

Site 6 LSC Infill Grange 50,000 460,000 1,315,092 1,015,954 950,654 882,866 813,524

Site 7 Cleared Urban Ulverston 300,000 360,000 399,698 153,528 100,147 43,821 -13,273

Site 8 KSC Urban Edge Milnthorpe 25,000 430,000 1,319,627 1,034,413 971,956 908,733 841,158

Site 9 LSC Edge Allithwaite 50,000 460,000 1,879,318 1,474,114 1,385,383 1,307,848 1,210,926

Site 10 LSC Edge Endmoor 50,000 460,000 1,266,331 1,000,000 949,065 889,158 825,151

Site 11 LSC Paddock Penny Bridge 50,000 460,000 1,648,636 1,320,890 1,245,698 1,169,586 1,088,227

Site 12 Small Village Lune Valley 50,000 460,000 1,952,203 1,952,203 1,952,203 1,952,203 1,952,203

Site 13 Ex Garage Site Central SLDC 400,000 480,000 457,674 212,560 159,053 103,507 46,688

Site 14 Village Infill Cartmel Peninsula 50,000 460,000 1,522,498 1,203,186 1,130,073 1,056,066 976,954

Site 15 Village Infill Eastern Area 50,000 460,000 552,018 552,018 552,018 552,018 552,018

Site 16 Rural House Rural west 50,000 310,000 75,454 75,454 75,454 75,454 75,454

Castle Green Road Kendal 25,000 430,000 1,098,652 858,474 806,045 751,618 695,942

Quarry Lane Storth 25,000 430,000 1,175,868 866,671 799,175 729,108 663,665

South Ulverston Ulverston 25,000 430,000 852,535 623,926 573,994 522,158 469,132

Ulverston Canal Head Ulverston 300,000 360,000 928,748 625,484 559,283 495,210 424,244

£1,000,000 viability ThresholdTable 10.3 Residual Value compared to £1,000,000/ha Viability Threshold (£/net ha)

Alternative Land Value

Viability Threshol

dAffordable %

0% 25% 30% 35% 40%

Site 1 Urban Edge 1 Kendal 25,0001,000,00

0 1,443,027 1,148,255 1,083,908 1,017,109 948,778

Site 2 Urban Edge 2 Kendal 25,0001,000,00

0 1,455,240 1,130,680 1,059,830 986,281 911,045

Site 3 Office re-development Kendal 400,0001,000,00

0 732,148 412,529 346,134 272,991 198,171

Site 4 Estate Infill Kendal 50,0001,000,00

0 1,716,295 1,404,668 1,333,530 1,258,469 1,182,385

Site 5 LSC Infill Arnside 50,0001,000,00

0 1,089,497 860,561 808,331 754,112 698,649

Site 6 LSC Infill Grange 50,0001,000,00

0 1,315,092 1,015,954 950,654 882,866 813,524

Site 7 Cleared Urban Ulverston 300,0001,000,00

0 399,698 153,528 100,147 43,821 -13,273

Site 8 KSC Urban Edge Milnthorpe 25,0001,000,00

0 1,319,627 1,034,413 971,956 908,733 841,158

Site 9 LSC Edge Allithwaite 50,0001,000,00

0 1,879,318 1,474,114 1,385,383 1,307,848 1,210,926

Site 10 LSC Edge Endmoor 50,0001,000,00

0 1,266,331 1,000,000 949,065 889,158 825,151

Site 11 LSC Paddock Penny Bridge 50,0001,000,00

0 1,648,636 1,320,890 1,245,698 1,169,586 1,088,227

Site 12 Small Village Lune Valley 50,0001,000,00

0 1,952,203 1,952,203 1,952,203 1,952,203 1,952,203

Site 13 Ex Garage Site Central SLDC 400,0001,000,00

0 457,674 212,560 159,053 103,507 46,688

Site 14 Village Infill Cartmel Peninsula 50,0001,000,00

0 1,522,498 1,203,186 1,130,073 1,056,066 976,954

Site 15 Village Infill Eastern Area 50,0001,000,00

0 552,018 552,018 552,018 552,018 552,018

Site 16 Rural House Rural west 50,0001,000,00

0 75,454 75,454 75,454 75,454 75,454

Castle Green Road Kendal 25,0001,000,00

0 1,098,652 858,474 806,045 751,618 695,942

Quarry Lane Storth 25,0001,000,00

0 1,175,868 866,671 799,175 729,108 663,665

South Ulverston Ulverston 25,0001,000,00

0 852,535 623,926 573,994 522,158 469,132

Ulverston Canal Head Ulverston 300,0001,000,00

0 928,748 625,484 559,283 495,210 424,244

Developers Profit 20% and 25% GDVTable 10.5 Residual Value compared to 20% + £400,000/ha Uplift Viability Threshold (£/net ha)

Developers’ return of 20% and 25%20% GDV 25% GDV

Site 1 Urban Edge 1 Kendal 25,000 430,000 1,017,109 831,087

Site 2 Urban Edge 2 Kendal 25,000 430,000 986,281 772,718

Site 3 Office re-development Kendal 400,000 480,000 272,991 30,763

Site 4 Estate Infill Kendal 50,000 460,000 1,258,469 988,341

Site 5 LSC Infill Arnside 50,000 460,000 754,112 565,668

Site 6 LSC Infill Grange 50,000 460,000 882,866 694,863

Site 7 Cleared Urban Ulverston 300,000 360,000 43,821 -262,517

Site 8 KSC Urban Edge Milnthorpe 25,000 430,000 908,733 712,529

Site 9 LSC Edge Allithwaite 50,000 460,000 1,307,848 1,060,360

Site 10 LSC Edge Endmoor 50,000 460,000 889,158 703,008

Site 11 LSC Paddock Penny Bridge 50,000 460,000 1,169,586 960,717

Site 12 Small Village Lune Valley 50,000 460,000 1,952,203 1,677,952

Site 13 Ex Garage Site Central SLDC 400,000 480,000 103,507 -73,964

Site 14 Village Infill Cartmel Peninsula 50,000 460,000 1,056,066 854,394

Site 15 Village Infill Eastern Area 50,000 460,000 552,018 455,105

Site 16 Rural House Rural west 50,000 310,000 75,454 58,142

Castle Green Road Kendal 25,000 430,000 751,618 615,149

Quarry Lane Storth 25,000 430,000 729,108 538,318

South Ulverston Ulverston 25,000 430,000 522,158 343,462

Ulverston Canal Head Ulverston 300,000 360,000 495,210 259,067

Viability Threshold = 25% of GDVTable 10.7 Residual Value compared to Viability Threshold of 25% of GDV

      GDV % GDV Residual % of GDV

Site 1 Urban Edge 1 Kendal 27,652,629 6,913,157 5,339,823 19%

Site 2 Urban Edge 2 Kendal 34,474,092 8,618,523 5,720,430 17%

Site 3 Office re-development Kendal 1,751,290 437,822 84,627 5%

Site 4 Estate Infill Kendal 1,945,866 486,466 377,541 19%

Site 5 LSC Infill Arnside 4,812,189 1,203,047 754,112 16%

Site 6 LSC Infill Grange 7,144,640 1,786,160 1,324,299 19%

Site 7 Cleared Urban Ulverston 1,786,127 446,532 10,955 1%

Site 8 KSC Urban Edge Milnthorpe 13,091,105 3,272,776 2,271,833 17%

Site 9 LSC Edge Allithwaite 4,578,328 1,144,582 980,886 21%

Site 10 LSC Edge Endmoor 2,273,993 568,498 444,579 20%

Site 11 LSC Paddock Penny Bridge 3,733,644 933,411 818,710 22%

Site 12 Small Village Lune Valley 1,002,000 250,500 292,831 29%

Site 13 Ex Garage Site Central SLDC 827,808 206,952 20,701 3%

Site 14 Village Infill Cartmel Peninsula 1,970,884 492,721 422,426 21%

Site 15 Village Infill Eastern Area 684,750 171,188 165,605 24%

Site 16 Rural House Rural west 390,000 97,500 75,454 19%

             

Castle Green Road Kendal 11,024,904 2,756,226 2,314,982 21%

Quarry Lane Storth 7,045,698 1,761,425 1,035,333 15%

South Ulverston Ulverston 111,430,801 27,857,700 11,581,459 10%

Ulverston Canal Head Ulverston 12,225,882 3,056,471 955,755 8%

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.

Shinfield Test

Existing Use Value

Residual - No

affordable, no developer contributions

Shinfield Threshold

Residual - Base

Modelled

Site 1 Urban Edge 1 Kendal 25,000 1,043,694 534,347 711,976Site 2 Urban Edge 2 Kendal 25,000 1,049,780 537,390 686,726Site 3 Office re-development Kendal 400,000 797,456 598,728 272,991Site 4 Estate Infill Kendal 50,000 1,239,640 644,820 878,002Site 5 LSC Infill Arnside 50,000 1,038,143 544,071 685,556Site 6 LSC Infill Grange 50,000 1,020,043 535,022 662,150Site 7 Cleared Urban Ulverston 300,000 475,187 387,594 43,821Site 8 KSC Urban Edge Milnthorpe 25,000 898,153 461,576 597,851Site 9 LSC Edge Allithwaite 50,000 1,445,461 747,731 980,886Site 10 LSC Edge Endmoor 50,000 936,945 493,472 635,113Site 11 LSC Paddock Penny Bridge 50,000 1,274,754 662,377 880,333Site 12 Small Village Lune Valley 50,000 1,494,704 772,352 1,464,153Site 13 Ex Garage Site Central SLDC 400,000 496,992 448,496 103,507Site 14 Village Infill Cartmel Peninsular 50,000 780,162 415,081 528,033Site 15 Village Infill Eastern Area 50,000 567,592 308,796 552,018Site 16 Rural House Rural west 50,000 77,027 63,513 75,454

Full Policy + Developer ContributionsTable 10.9 Impact of different Developer Contributions

Alternative Use Value

Viability Threshold

Developer Contributions. £/ unit (market and affordable)

£/ha £/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 3Office re-development

Kendal 400,000 480,000272,991

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 1,114,175 1,033,478

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 1,789,265 1,721,374

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

Carveth Read:

“It is better to be vaguely right

than exactly wrong”Logic, deductive and inductive (1898), p. 351

Lessons (1)

• Read and follow the NPPF and CIL Regs– Cumulative impact of all policies and requirements– ‘Effect’ of CIL

• Numbers are good – interpretation is bad– Set in context of NPPF and CIL Regs

Lessons (2)

• Affordable Housing v CIL v s106– Be clear

• Be transparent and consistent– Set out methodology and assumptions, go the

extra mile to agree

Lessons (3)

• Use existing available evidence– Don’t rely on consultants viability study alone– Track record / what is happening on ground– DM appraisals– Estates team

• Acknowledge viability problems and set out how to facilitate development.

And Finally

The Golden rules of viability testing:

• Transparency• Evidence based• Simple• Guidance

Contact us

Simon Drummond-Hay Email simon@drummond-hay.co.ukPhone 015242 51831 / 07989 975 977