Wycombe District Council
Viability Assessment
May 2017
Contents
Executive Summary 4
1. Introduction 11
2. The Council’s Current Policy Position 16
3. Methodology 17 Housing Numbers Appraisal Modelling Viability and Viability Thresholds Premiums and Buffers in relation to existing use values Profit Density and Housing Mixes Build Costs Other Valuation Inputs Affordable Housing Sales Values Community Infrastructure Levy (CIL) Methodology relating to Strategic Sites
4. Findings 28
5. Conclusions 31
6. Recommendations 32
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Appendices
1: Assumed housing mixes at various affordable proportions based on floor areas.
2: Assumptions made about the strategic sites.
3: Strategic sites housing mixes based on floor areas.
4: Tables of sales research.
5: Value points tables.
6: Land values and surpluses over existing use value for the strategic sites.
7: These tables extract figures from the appraisals for the strategic sites, showing the different appraisal inputs, resulting in the surpluses over existing use value, as shown.
Appendices showing the land value outcomes for the notional sites and comparing these outcomes to the assumed existing use value thresholds, to assess viability.
8: Notional sites based on floor areas
9: Notional sites based on floor areas with unit sizes based on technical housing standards
10: Notional sites based on floor areas – with biodiversity offset
11: Notional sites based on floor areas – with Category 2 to all units
12: Notional sites based on floor areas – with Category 2 to all units and category 3 to 30% of any affordable homes and 20% of market homes
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Executive Summary
1. This viability assessment provides support to the Council in developing and bringing to adoption a new Local Plan. It considers the viability of a number of development scenarios, using both notional and proposed strategic sites.
2. This is an update of our previous viability report produced in July 2016 and is a whole plan viability assessment in line with NPPF/NPPG requirements.
3. Viability testing is an important part of the Development Plan making process. The requirement to assess viability forms part of the National Planning Policy Framework (NPPF) and is a requirement of the CIL Regulations. In each case the requirement is slightly different but all have much in common.
4. In March 2012 the Government published National Planning Practice Guidance (PPG), in the form of a website. The PPG is a live document that is subject to regular updating and change. It cancels a number of pre- existing guidance documents and contains sections on plan making, viability and CIL. The PPG does not alter the NPPF.
5. The NPPF introduced a requirement to assess the viability of the delivery of Local Plans and the impact on development of policies contained within it. The NPPF includes the following requirements (with our emphasis):
173. Pursuing sustainable development requires careful attention to viability and costs in plan making and decision-taking. 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.
174. Local planning authorities should set out their policy on local standards in the Local Plan, including requirements for affordable housing. They 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
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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.
6. The duty to test in the NPPF is a ‘broad brush’ one saying ‘plans should be deliverable’. It is not a requirement that every individual site should be able to bear all of the local authority’s requirements – indeed there may be some sites that are made unviable once the adopted and proposed policies are applied to them. It is not the purpose of this assessment to be applied to every single site that might come forward or that is proposed for allocation– this will be a matter that is dealt with at the development management stage of the planning process. This assessment seeks to assess a number of typologies of sites that are typical in the local authority area to assess if they are able to bear whatever target or requirement is set and the Council should be able to show, with a reasonable degree of confidence, that the Development Plan is deliverable.
7. We have factored into the viability assessment implications of the Council’s existing (DSA) and emerging (LP) policies.
8. We have updated our own sales research from which we believe that three geographical locations can be justified. These would be:
a. High Wycombe/Stokenchurch b. Princes Risborough/Bourne End c. Marlow and remaining areas.
9. The notional sites include allowances for CIL and S106 costs, but do not include any allowances for further roads and services infrastructure. To this extent, they are assumed to be serviced sites.
10. The following paragraphs summarise the outcomes to the report.
11. With regard to the notional sites, we are looking for viability in locations such as High Wycombe and Stokenchurch, when assessed against existing employment and Greenfield uses; as these areas represent the average / “normal” values for the District and will be where 50% of the development will take place. The rest of the development will be in the higher value areas.
12. The outcome of the study shows that these locations are viable at the Council’s current levels of both CIL and affordable housing requirements (40% on greenfield and employment sites) having factored in the Council’s policies which include the latest housing technical standards; biodiversity offsetting, car parking standards and open space requirements. This is illustrated in the appendices, with 30% and 40% affordable housing.
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13. The tenure mix has been revised and is now based on the following tenure mixes.
14. The following scenarios were tested in relation to the affordable housing element:
• 66/34 split of affordable rent/shared ownership and • 80/20 split based on the final Housing and Economic Development Needs Assessment (HEDNA) findings • All the rented properties should be affordable rent set at 80% of market value (but no higher than the local housing allowance).
15. The viability appraisals were carried out on the basis of floor areas. 30% affordable housing refers to 30% of the total floor area of the scheme. At value point 2 and 30% affordable, we see good viability against all Greenfield, employment and higher uses. At 40% affordable, we see a similar outcome, although viability against the higher residential intensification land benchmark is more marginal.
16. It is evident that there are some viability difficulties when assessed against residential intensification uses, in most scenarios, particularly in lower value locations. This need not necessarily be a problem, if the Council is not relying upon existing residential land for future housing supply.
17. We have concluded, therefore, that the Council can retain its current policy levels of affordable housing.
18. We also carried out additional appraisals to investigate the impact of applying the average unit sizes based on the technical housing standards for market and affordable dwellings and the impact of applying a pro rata biodiversity offsetting scheme cost of £10,000 per ha on each of the scenarios. Including these did not affect the viability in terms of the level of affordable housing.
19. We carried out further appraisals to show the impact of applying the technical standards for access. This looked at what the impact would be of applying category 2 to all homes and category 3 to 30% of any affordable homes and 20% of any market homes. The results of this show that the Council can maintain its current policy requirements for affordable housing.
20. The benchmark land value thresholds that we use to assess viability in this report are as follows: Agricultural existing use £400,000 per hectare
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Commercial/employment existing use: Reflecting a level of abnormal costs: £1,700,000 per hectare
With no abnormal costs: High Wycombe/Stokenchurch/Marlow £1,400,000 per hectare
Remaining areas £950,000 per hectare
Residential existing use £2,000,000 per ha, to £4,000,000 per ha.
21. Profit
22. We are aware of the common levels of profit that might be adopted in the industry and, based on these, we have adopted 20% of sales revenue for the market housing and 6% of revenue for the affordable housing.
23. Densities and Housing Mixes
24. It was agreed with the Council that we would test the notional sites at densities of 30 and 50 dwellings per hectare, in order to provide a range of sites that might come forward in the future.
25. We also included additional appraisals showing the application of a lower density threshold of 25 per ha but retaining the same numbers of units to reflect new car parking standards and a tree canopy coverage policy.
26. Build Costs
27. We have, updated costs based on sources such as the BCIS index, which was also used for the 2011 CIL report and our previous report.
28. As a result, we have adopted base build costs of £1,450 per square metre for houses and £1,690 per square metre for flats. In addition, we have assumed a cost for sustainability issues at £3,500 per unit and have also allowed the sum of £3,000 per unit for abnormal costs that might be considered inevitable. For example, in Wycombe District, we are assuming that a significant number of developments will take place on sloping sites, where build costs will be higher.
29. The BCIS index provides cost information for a range of property types and locations. It should be borne in mind that BCIS figures are quoted net of externals costs. As a rule of thumb, we add 15% to the costs to cover this item.
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30. Summary of Valuation Inputs:
• Densities tested, dwellings per hectare 25, 30 and 50 • Build costs houses per sqm £1,450 • Build costs flats per sqm £1,690 • Percentage build cost for professional fees: 10% • Percentage of sales revenue for sales: 3% • Finance rate: 6.5% • Build cost contingency: 5% • Profit on market housing 20% • Profit on affordable housing 6%
31. Affordable Housing
32. We agreed with the District Council that we would test the various scenarios at affordable housing proportions of 10%, 20%, 30% and 40%.
33. The affordable element provides for affordable rent at 80% of market rent (but no higher than the local housing allowance).
34. The shared ownership units have been allocated a value of 65% of open market value.
35. We calculated the capital values for the affordable rented units by applying appropriate management costs and yields.
36. The Value Points table can be found at Appendix 5.
37. With regard to the strategic sites, we used the HCA Development Appraisal Toolkit.
38. Sales Values
39. We have updated the sales values following further market research.
40. The value points tables are intended to show a range of values for the different house types across the District. The researched values are those shown at value points 2-4, as above. We have then applied a form of sensitivity analysis by setting value point 1 at 5% below value point 2; value point 5 is set at 10% above value point 4. In this way we can assess viability in the context of different movements in the sales market.
41. It will be seen that the value points tables also show the adopted revenues for the affordable housing.
42. Community Infrastructure Levy (CIL) and S106 costs
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43. The Council has an adopted CIL at £145 per square metre for High Wycombe and Stokenchurch, with £174 per square metre elsewhere. These CIL levels have been included in our appraisals, with £145 per square metre being applied at value points 1 and 2, with £174 per square metre being applied at value points 3-5. It should be noted that CIL is applied to the market housing only.
44. In addition to CIL, we have applied a s106 cost of £1,000 per unit for all appraisals, notional and strategic.
45. Other Assumptions In order to test the Whole Plan Viability, we took account of the following:
- Space standards - Other technical standards regarding access - Open space standards - Biodiversity offset - Different densities to account for car parking standards
46. Conclusions and recommendations
47. We conclude that 40% remains viable in all locations along with the CIL charge on sites that are greenfield land or were last used for business use or a similar sui generis employment-generating use.
48. On all other sites we would conclude that 30% remains viable.
49. The application of the technical standards for market and affordable dwellings, the application of a biodiversity offsetting scheme of £10,000 per hectare, the application of the technical standards for access category 2 to all units and category 3 to 30% of any affordable homes and 20% of any market homes does not adversely affect the viability of the notional schemes and that if adopted there would be no negative impact on viability as a whole.
50. We would recommend that the Council can maintain its current policy requirements for affordable housing.
51. We would recommend that the Council can apply its proposed policies on technical housing standards for average unit sizes and access as well as its proposed policy for biodiversity offsetting without there being a negative impact on viability.
52. With regard to sites of between 5 and 10 units, we would recommend that a contribution to affordable housing is viable, but that this could be a
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financial contribution, as opposed to on-site provision. This would be an option for the Council to consider based on specific site circumstances.
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1. Introduction
1.1 Adams Integra have been asked by Wycombe District Council to produce a Viability Assessment, to support the Council in developing and bringing to adoption a new Local Plan.
1.2 Wycombe District Council is in the process of producing a new Local Plan that will cover the period to 2033. Once adopted the new Local Plan will replace the current Core Strategy (adopted July 2008) and all remaining saved policies of the Local Plan (2004) and will sit along the Delivery and Site Allocations Plan for Town Centres and Managing Development (Adopted July 2013).
1.3. The Council undertook an issues and options consultation in 2014 which was accompanied by an initial viability assessment. Since this report was produced there have been a number of announcements and policy changes made by the government in relation to affordable housing and viability assessments.
1.4. The Council has published a jointly commissioned Housing and Economic Development Needs Assessment (HEDNA) with the other Buckinghamshire District Councils. Further work has also been done on sites, including a Green Belt assessment, identifying further types of sites for assessment, and other policy requirements are also under consideration.
1.5 The Council produced a brief for this updated assessment, dated April 2017 to provide a review of the 2016 viability assessment which is updated to reflect current market conditions and changes to the tenure mix. The Council requires conclusions on the effects of both the proposed changes and existing policy requirements on whole plan viability.
1.6 The overall objective is to assist the Council in satisfying the viability and deliverability tests as set out in the National Planning Policy Framework, particularly that policy and infrastructure requirements will remain financially viable over the plan period, by producing an up to date evidence base on viability that is consistent with advice in the National Planning Practice Guidance. This study will consider the development viability of the site types that are most likely to come forward over the Plan period building on the Council’s existing viability evidence base. This study will also specifically examine the development viability of 7 strategic sites.
The duty to test in the NPPF is a ‘broad brush’ one saying ‘plans should be deliverable’. It is not a requirement that every individual site should be able to bear all of the local authority’s requirements – indeed there may
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be some sites that are made unviable once the adopted and proposed policies are applied to them. It is not the purpose of this assessment to be applied to every single site that might come forward or that is proposed for allocation– this will be a matter that is dealt with at the development management stage of the planning process. This assessment seeks to assess a number of typologies of sites that are typical in the local authority area to assess if they are able to bear whatever target or requirement is set and the Council should be able to show, with a reasonable degree of confidence, that the Development Plan is deliverable.
1.7 This commission is to undertake a review of the current viability assessment and update accordingly to reflect: a) changes in costs and values of new development; and; b) review conclusions drawn on affordable housing levels and thresholds and the viability of a number of specific sites.
1.8 This report will update the development appraisals in terms of the different affordable housing targets and thresholds, and residual S106 costs using appropriate assumptions regarding build costs, profit levels etc. 1.9 The Residential Schemes to be tested are:
Scheme Type Affordable Housing Existing land use (floorspace) 5 unit housing 10%, 20%, 30%, Greenfield; scheme 40% residential intensification,; employment land 10 unit housing 10%, 20%, 30%, Greenfield; scheme 40% residential intensification,; employment land 25 unit housing 10%, 20%, 30%, Greenfield; scheme 40% residential intensification,; employment land 50 unit housing 10%, 20%, 30%, Greenfield; scheme 40% employment land 100 unit housing 10%, 20%, 30%, Greenfield; scheme 40% employment land 400 unit housing 10%, 20%, 30%, Greenfield; scheme 40%
These notional schemes are intended to represent the range of types of schemes that take place in the District, both in terms of size of scheme and the existing land use.
1.10 The Council has requested that the following scenarios should be tested in relation to the affordable housing element:
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• 66/34 split of affordable rent/shared ownership and • 80/20 split based on the final Housing and Economic Development Needs Assessment (HEDNA) findings • All the rented properties should be affordable rent set at 80% of market value (but no higher than the local housing allowance).
1.11 The assessment also tests the deliverability of 7 strategic sites based upon scenario’s set out by the Council. The viability assessments have been informed by Council information on existing uses, developable area, density and housing numbers, business floorspace and likely on-site infrastructure requirements.
1.12 The strategic sites that were assessed are:
• Abbey Barn South, High Wycombe • Abbey Barn North, High Wycombe • Gomm Valley, High Wycombe • Slate Meadow, Bourne End • Terriers Farm, High Wycombe • Tralee Farm, Hazlemere, High Wycombe • Hollands Farm, Bourne End
Gomm Valley refers to the Ashwells area which is the northern part of the Gomm Valley allocation
1.13 In addition, in order to test the overall viability of the Plan, the Council have requested that we report on the following:
a) The impact of applying the following average unit sizes based on the technical housing standards for market and affordable dwellings:
TYPE 1 bed 2 bed 2 bed 3 bed 4 bed 5 bed flat flat house house house house BEDSPACES 2 3 4 5 6 7 TECH 50 61 79 93 106 125 STANDARDS M2
b) Confirm the level of affordable housing requirements required on residential intensification sites which would not affect viability. c) Application of a pro rata biodiversity offsetting scheme cost of £10,000 per ha on each of the scenario’s above.
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d) Application of a lower density threshold of 25 per ha but retaining the same numbers of units to reflect new car parking standards and a tree canopy coverage policy. e) The impact of the application of applying the technical standards for access - category 2 to all homes and category 3 to 30% of any affordable homes and 20% of any market homes. f) Test the draft affordable housing policy in terms of impacts on whole plan viability. g) Provide a view on whole plan viability once all costs have been applied. 1.14 In producing this report we have, therefore, had regard to National Planning Policy Guidance and paragraph 173 of the National Planning Policy Framework. More practical guidance comes from the RICS (Financial Viability in Planning August 2012) and the Local Housing Delivery Group, whose report “Viability Testing Local Plans” was published in June 2012. We have noted the key principles that are set out in these reports and which are relevant to a study such as this.
1.15 The structure of the report is arranged as follows:
We begin by explaining briefly the nature of the various appendices that are attached. We then go on to set out the methodology and assumptions that have been adopted. Under this section, we discuss the valuation method that is used, together with the assumptions made in respect of the different valuation inputs, such as sales values and profit. We also discuss the concept of viability and the different ways in which it needs to be considered in different circumstances, for example between agricultural, commercial and residential existing uses. From this, we propose viability thresholds, being land values per hectare, that are used to assess the viability of the specific valuation scenarios.
Following on from the methodology and assumptions, we discuss our findings in relation to both the notional and strategic sites. We do this by specific reference to the attached appendices.
From the findings, we then draw our conclusions and final recommendations.
1.16 By way of an introduction to the attached appendices we should point out that, in connection with the notional sites, the study is based upon the outcome of a series of valuations, each of which reflects a particular scenario, such as unit numbers, mixes and proportions of affordable housing. These scenarios were agreed with the Council at the outset. The appendices build up, therefore, to valuation outcomes, from which we can make assessments of viability.
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1.17 The appendices are attached to this report, for the purpose of illustrating the main points of the text. We describe these briefly as follows:
1: Assumed housing mixes at various affordable proportions based on floor areas
2: Assumptions made about the strategic sites
3: Strategic sites housing mixes based on floor areas
4: Tables of sales research
5: Value points tables
6: Land values and surpluses over existing use value for the strategic sites
7: These tables extract figures from the appraisals for the strategic sites, showing the different appraisal inputs, resulting in the surpluses over existing use value, as shown
Appendices showing the land value outcomes for the notional sites and comparing these outcomes to the assumed existing use value thresholds, to assess viability.
8: Notional sites based on floor areas
9: Notional sites based on floor areas with unit sizes based on technical housing standards
10 : Notional sites based on floor areas – with biodiversity offset
11 : Notional sites based on floor areas – with Category 2 to all units
12 : Notional sites based on floor areas – with Category 2 to all units and category 3 to 30% of any affordable homes and 20% of market homes
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2. The Council’s Current Affordable Housing Policy Position
2.1 The Council’s draft affordable housing policy is as follows:
POLICY DM24 – AFFORDABLE HOUSING
1. The Council will require all proposals for more than 10 dwellings or more than 1000sqm of residential floorspace to provide on-site affordable housing of at least:
a) 40% of the total gross internal area on sites that are greenfield land or were last used for Class B business use or a similar sui generis employment-generating use, or;
b) 30% of the total gross internal area on all other sites,
2. In rural areas (shown in Figure 41) the Council will require a commensurate financial contribution towards the provision of affordable housing from all proposals of between 6 and 10 dwellings (inclusive).
3. Where a proposal falls below the size thresholds in 1 or 2 but is demonstrably part of a potentially larger developable area above those thresholds, the Council will require affordable housing on a pro rata basis.
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3. Methodology
3.1 In this section we discuss the means by which we have sought to respond to the Council’s brief in testing viability across a range of residential scenarios.
3.2 The first fundamental point to make is that part of the study consists of the testing of notional sites. As explained earlier, these are not actual sites, but are developed by parameters that have been agreed with the Council. The implication of this is that we are creating a series of unit numbers and densities that reflect those that might be experienced across the Wycombe District area.
3.2 The advantage of notional sites is that they can be created to represent a full spread of scenarios, in such a way that maximises the chances of the outcomes reflecting most situations on the ground. To rely solely on actual sites would risk the study being based upon a narrow range of scenarios, that might not be applicable in every instance. The outcomes of the assessments show that the notional sites are viable at 40% affordable housing for both greenfield and employment land. The outcomes of the strategic sites all show healthy surpluses.
3.3 Housing Numbers
3.4 It was agreed that we would test sites of 5, 10, 25, 50, 100 and 400 units for viability with on-site affordable housing, covering densities of 25, 30 and 50 dwellings per hectare. These numbers are designed to reflect the range of developments that might arise across the plan area, although they do not apply to more strategic sites, where an element of off-site and on-site infrastructure might be required.
3.5 The previous modelling undertaken assumed that the target for affordable housing is expressed in bedspaces, hence 40% bedspaces would be the Council’s policy requirement.
3.6 We have now carried out the appraisals based on floor areas as the Council wishes to bring the affordable housing requirement in line with the CIL calculation which is also based on floor area.
3.7 Appraisal Modelling
In order to assess the viability of the different sites, we use a bespoke valuation toolkit that carries out a residual land valuation, the result of which is then compared to either existing or alternative land values. The residual appraisal is, essentially, a calculation of land value that deducts
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all anticipated costs of a project from the expected revenues to leave a “residue” that will be available for the land purchase. It needs to be remembered that this residue is created once the costs of acquiring and financing the land have been deducted, so it is the net land figure that is of interest, when comparing to other potential uses for viability purposes. This is discussed further below.
3.8 The residual land valuation relies upon a series of inputs. These inputs would set out:
• The number, mix and floor area of the units to be built. • The values attributable to these units, leading to a total sales revenue. • The build costs of the units, leading to a total build cost. • The professional fees and pre-start site investigations that would be required. • The finance costs. • The required profit.
3.9 These inputs relate to snap shot in time, since many of the values and costs will vary with market conditions.
3.10 With regard to methodology around the appraisal inputs we believe that our experience of these studies, together with published data and the evidence from the previous viability report, has allowed us to derive robust inputs for the local area.
3.11 The following headings set out the background to both assessing viability and creating the valuation inputs that result in the land values for each scenario.
3.12 Viability and Viability Thresholds
3.13 Viability is at the heart of a study such as this and it is, therefore, important that we define what we mean by the term.
3.14 In essence, viability is the measure by which a project will be judged to be worth pursuing. The way in which viability is measured will depend upon individual circumstances, which will vary between, for example, a landowner and a developer that might be interested in purchasing the land.
3.15 From the developer’s point of view, the main measure of viability will be the profit generated by the project, assuming a specific land value. Sufficient profit is required in order to provide an incentive to proceed with a project, while also being necessary to attract funding. The attitude of
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lenders will relate to risk and the required profit level will rise and fall with the assessment of that risk.
3.16 The landowner, on the other hand, has other considerations when deciding to bring his land forward for housing, the main ones being an existing use value or the value of an alternative use that might receive planning permission. The levels of any alternative value will vary, depending upon both locational factors and the specific alternative use that might be feasible.
3.17 For the purpose of studies such as this, we are basing our assessment of viability on the land values that arise from the valuations of the different development scenarios. Each scenario will produce a different land value, based upon factors such as density, sales values and build costs. If we express the land values, produced by the valuations, in terms of sums per hectare, then we can compare these to the existing or alternative uses that could apply to the site.
3.18 In this connection, we use the term “viability threshold” to describe the value that needs to be exceeded before a scenario can be called viable.
3.19 In order to make viability comparisons with different land uses, we need to establish values for the viability thresholds. For the current study, the brief asked that three alternative uses be considered, being Greenfield, residential intensification and employment land.
3.20 An existing Greenfield use would apply particularly to the strategic sites that we have considered.
3.21 The owner of agricultural land will look for a significant uplift on current value before the land is released for development, in the knowledge of potential land values arising from a residential planning permission. Furthermore, in the light of the fact that Greenfield sites will require more infrastructure to serve them and will potentially have less certain planning outcomes, it is not uncommon for the land purchase agreement to be in the form of an option, where the land price is not stipulated at the outset. Instead, the price to be paid might be left for agreement once a planning permission is obtained. These option agreements will usually set a minimum land value to be paid by the developer, such that the landowner is not obliged to proceed with a sale below this level. It is usually the case, however, that this minimum value is arrived at through negotiation, as opposed to anything more scientific. It is therefore difficult to say that any particular value is right or wrong in all circumstances.
3.22 We do have experience of negotiating these option agreements. In the light of this, we would propose a viability threshold for existing agricultural
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uses at £400,000 per hectare. This “benchmark” value is an uplift on the previous threshold of £350,000 per hectare and is at the higher end of a range of “benchmark” values we have encountered in other areas of the South of England. We believe that it is also necessary to bear in mind the recent rises in the value of agricultural land. Bearing in mind the fact that these viability thresholds reflect the point at which a landowner could be expected to part with his land for development, we believe that this is a realistic way to reflect the threshold. Agricultural values are currently in the region of £10,000 per acre. £400,000 per hectare is equivalent to over £160,000 per acre. This equates to an uplift of 16 times agricultural value.
3.23 We have increased the base level, since it is our own experience that the agricultural thresholds for studies such as this are at a higher level, generally between £300,000 and £450,000 per hectare.
3.24 We should point out that these existing use values for agricultural land represent the hope of future development value and are not open market values for agricultural land with no “hope” value. These higher values typically apply, therefore, in circumstances where a developer is negotiating the purchase of agricultural land for development reflecting a premium.
3.25 With regard to residential existing use values, it should be noted that site- specific issues will have a significant bearing upon the viability outcome. For example, if only part of a residential property is being developed, then the extent of any fall in the value of the remainder will depend upon a number of factors. These will include the value and condition of the existing property, whether the new development enjoys a separate access and the physical impact of the new development upon the existing.
3.26 On the other hand, if the entire property is being redeveloped, then the viability of the proposal will be dictated by the value of the existing in relation to the value of the completed development. If the existing house is in a good condition in a high value location, then viability is likely to be difficult. If the existing property is either in a poor condition in a good location, occupies only a small part of the site, or both, then the value of the new development in relation to the existing will be higher and viability will be improved. In most instances, we believe that viability will be better where only a part of a residential property is taken for development.
3.27 Whilst published data in relation to residential land values has been available from such organisations as the Valuation Office agency, this data focuses on very few centres, such that it is difficult to conclude on values elsewhere. As above, we need to take into account both our own experience of such values, together with values in the 2011 CIL report. We note that a residential land value was expressed as a range between
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£1,500,000 and £2,000,000 per hectare, presumably reflecting the different scenarios that we have described above.
3.28 Taking into account our previous report and the current residential sales market, we believe that these figures could be low. For the purpose of this study, we have, therefore, increased these thresholds to £2,000,000 and £4,000,000 per hectare respectively.
3.29 With regard to employment uses, the 2011 report proposed a range from £750,000 per hectare to £1,500,000 per hectare. In our previous report we carried out our own research and had discussions with three prominent local commercial agents. The agents commented that employment values would be higher along the M40 corridor and lower elsewhere. This implied that we would be assessing viability of lower value locations, such as High Wycombe and Stokenchurch, and the higher value location of Marlow, against the higher employment existing use values. This would have the effect of reducing overall viability. Conversely, the viability of higher value locations elsewhere in the District would be improved, as they would be assessed against a lower employment existing use value. We have applied, therefore, two levels of employment land threshold to reflect these locations. In addition, we have considered viability against a third employment threshold, that assumes a scenario in which a level of abnormal on-site costs are experienced. The three thresholds are set out below.
3.30 Premiums and buffers in relation to existing use values
In order to comply with the spirit of viability guidance provided by NPPF, we are not applying costs and requirements that will test viability to its limits. We need to assume that, in spite of the allowances assumed for the study, there will be specific instances where issues such as abnormal costs will impact further on viability.
3.31 For this reason, we apply premiums to the existing use values, as appropriate, to allow for such abnormals and still allow development to proceed. For this study, we will apply premiums of around 25% to the employment threshold values. We do not believe it necessary to apply any further premium to the agricultural values, since our adopted level is already significantly larger than the existing use value. Likewise, we are assuming that our residential thresholds would already include an element of premium at these levels.
3.32 By way of summary, the thresholds that we will use to assess viability in this report will be:
• Agricultural existing use £400,000 per hectare
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• Commercial/employment existing use: Reflecting a level of abnormal costs: £1,700,000 per hectare • With no abnormal costs: High Wycombe/Stokenchurch/Marlow £1,400,000 per hectare Remaining areas £950,000 per hectare • Residential existing use £2,000,000 to £4,000,000 per hectare
3.33 Later in the report, in the Findings section, we discuss the valuation outcomes against these viability thresholds. 3.34 We should point out that these viability thresholds are not site valuations of the individual uses. A particular site would need to be valued on its own merits, using site-specific costs and values. The viability thresholds indicate the land values per hectare that, we believe, would need to be achieved in order to persuade landowners/developers to release land for development.
3.35 Profit
3.36 Profit is vitally important to a project, as a means of assessing its viability. Profit requirements will vary according to market conditions and current conditions are leading to higher profit expectations, particularly from lenders. Since profit is, perhaps, most associated with anticipated sales risks, it is common to express it as a percentage of the anticipated sales revenue.
3.37 On the other hand, sales risk is greater from the market housing than from the affordable housing. We adopt, therefore, different profit levels for each sector.
3.38 We are expressing profit on both market housing, with a greater sales risk, and on affordable housing, with a smaller sales risk.
3.39 We are aware of the common levels of profit that might be adopted in the industry and, based on these, we have adopted 20% of sales revenue for the market housing and 6% of revenue for the affordable housing.
3.40 Densities and Housing Mixes
3.41 It was agreed with the Council that we would test the notional sites at densities of 25, 30 and 50 dwellings per hectare, in order to provide a range of sites that might come forward in the future.
3.42 In formulating the mixes, our methodology has been to set targets for floor area per developable hectare and then apply an appropriate mix that sits within this floor area.
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3.43 At Appendix 1 we are attaching tables that show the adopted mixes for the study at various densities, together with the assumed floor areas for the different house types.
3.44 In drawing up these mixes, we needed to adopt a standard that would allow us to say that a particular mix is appropriate for the scenario in question. Since we are using land values per hectare as our viability criteria, we are applying the unit numbers to sites of specific sizes, dictated by the different densities. Each density scenario will imply, therefore, a different mix of units, as shown in Appendix 1. We adopt a standard that relates to the floor area that can reasonably be accommodated on a site for a speculative housing development.
3.45 In our previous study the Council expressed its affordable housing requirements as a proportion of bedspaces. In this study we have expressed the affordable housing as a proportion of floor areas as requested by the Council. This has been taken into account in formulating the mixes to comply with such policy requirements.
3.46 Build Costs
3.47 We have, updated costs based on sources such as the BCIS index, which was also used for our previous report, which is a commonly used approach and is in accordance with NPPG
3.48 As a result, we have adopted base build costs of £1,450 per square metre for houses and £1,690 per square metre for flats. In addition, we have assumed a cost for sustainability issues at £3,500 per unit and have also allowed the sum of £3,000 per unit for abnormal costs that might be considered inevitable. For example, in Wycombe District, we are assuming that a significant number of developments will take place on sloping sites, where build costs will be higher.
3.49 The BCIS index provides cost information for a range of property types and locations. It should be borne in mind that BCIS figures are quoted net of externals costs. As a rule of thumb, we add 15% to the costs to cover this item.
3.50 When we consider build costs in relation to the strategic sites, we apply such abnormal costs in specific circumstances, depending upon the nature and topography of the site.
3.51 Summary of Valuation Inputs • Densities tested, dwellings per hectare 25, 30 and 50 • Build costs houses per sqm £1,450 • Build costs flats per sqm £1,690
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• Percentage build cost for profesional fees: 10% • Percentage of sales revenue for sales: 3% • Finance rate: 6.5% • Build cost contingency: 5% • Profit on market housing 20% • Profit on affordable housing 6%
3.52 Affordable Housing
3.53 We agreed with the District Council that we would test the various scenarios at affordable housing proportions of 10%, 20%, 30% and 40%.
3.54 The affordable element provides for affordable rent at 80% of market rent (but no higher than the local housing allowance).
3.55 The shared ownership units have been allocated a value of 65% of open market value.
3.56 We calculated the capital values for the affordable rented units by applying appropriate management costs and yields
3.57 The resultant assumed revenues for the affordable housing can be seen as part of the Value Points tables that are included as Appendix 5
3.58 With regard to the strategic sites, we used the HCA Development Appraisal Toolkit.
3.59 Sales Values
3.60 We have updated the sales values following further market research which shows that sales values have increased significantly over the last two and a half years.
3.61 The value points tables are intended to show a range of values for the different housetypes across the District. The researched values are those shown at value points 2-4. We have then applied a form of sensitivity analysis by setting value point 1 at 5% below value point 2; value point 5 is set at 10% above value point 4. In this way we can assess viability in the context of different movements in the sales market.
3.62 The value points tables also show the adopted revenues for the affordable housing.
3.63 The sales research took the form of both online research, mainly from Rightmove, and on-the-ground research of new developments in the locality. Our priority was to research values for newbuild developments across the plan area, since it is these developments that would provide a
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large proportion of the Council’s affordable housing stock, whilst also incurring a level of CIL charge. Where there was a lack of newbuild evidence, we also considered second hand properties that had recently been built on newer estates, that would correspond as closely as possible to those that form the basis of our valuations. The prices quoted to us for the individual properties will be asking prices. Our enquiries in respect of the newbuild developments revealed that developers would sell at a figure below the asking price, especially at the tail-end of a development or if the purchaser was in a good position to proceed. Our adopted values, for both the notional and strategic sites, take this reduction into account.
3.64 When undertaking studies of this nature, it is common to identify different geographical locations, where similar levels of value might apply. This is particularly relevant in the context of the Community Infrastructure Levy (CIL), which has been set by the Council at two levels. The lower level applies to High Wycombe and Stokenchurch, while the higher level applies to other areas.
3.65 It will be seen from our value points tables, at Appendix 5, that we have specified three areas, being Stokenchurch and High Wycombe at value point 2, Bourne End and Princes Risborough at value point 3, with Marlow and other areas at value point 4. This results from the research and allows a finer-grain analysis of viability.
3.66 The value points tables at Appendix 5 illustrate what could be considered as values for “windfall” sites, which could be either brownfield or greenfield. With regard to High Wycombe, it is relevant to note that a number of current newbuild developments are on brownfield sites in differing locations, whereas the majority of the planned sites are in more valuable, greenfield locations around the town. We have, therefore, taken this into account in our pricing, with enhanced values for the strategic sites.
3.67 The value points tables are intended to show a range of values for the different housetypes across the District. The researched values are those shown at value points 2-4, as above. We have then applied a form of sensitivity analysis by setting value point 1 at 5% below value point 2; value point 5 is set at 10% above value point 4. In this way we can assess viability in the context of different movements in the sales market.
3.68 Community Infrastructure Levy (CIL) and s106 costs
3.69 The Council has adopted CIL at £145 per square metre for High Wycombe and Stokenchurch, with £174 per square metre elsewhere. These CIL levels have been included in our appraisals, with £145 per square metre being applied at value points 1 and 2, with £174 per square metre being
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applied at value points 3-5. It should be noted that CIL is applied to the market housing only.
3.70 In addition to CIL, we have applied a s106 cost of £1,000 per unit for all appraisals, notional and strategic.
The assessments also included other costs and assumptions which include applying average unit sizes based on the technical housing standards; application of a pro rata biodiversity offsetting scheme cost of £10,000 per ha; application of a lower density threshold of 25 per ha but retaining the same numbers of units to reflect new car parking standards and a tree canopy coverage policy; application of applying the technical standards for access - category 2 to all homes and category 3 to 30% of any affordable homes and 20% of any market homes.
3.71 The costs of applying the technical standards for access are taken from “Department for Communities and Local Government - Housing Standards Review - Cost Impacts” carried out by EC Harris.
3.72 We carried out an appraisal with all units at cat 2 at an average additional cost of £2,000 per unit and a further appraisal with all the units at cat 2 plus the following calculation - 30% of any affordable units at cat 3 with an average additional cost of £15,000 per unit and 20% of the open market units at cat 3 with an average additional cost of £38,000 per unit
3.73 Methodology relating to the strategic sites .
3.74 The strategic sites are listed in the table at Appendix 2, which also includes assumptions relating to unit numbers and gross/net developable areas. It is important to note the assumptions that we have made for the gross site areas, from which the calculations of existing use value are made. These assumptions are set out in Appendix 6, in the column headed Gross Area for EUV, where we are calculating the existing use values from the Developable Areas shown in Appendix 2.
3.75 The significance of this issue is that the surpluses arising for each site are calculated by deducting the existing use value, at £400,000 per hectare from the development’s land value.
3.76 The methodology for the strategic sites is similar to that for the notional sites, in that we are using a residual land appraisal to calculate a land value arising from the particular development, based on the housing mixes. In the case of the strategic sites, however, we can also apply more site-specific criteria, such as infrastructure levels and abnormal costs for slopes.
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3.77 We have included in the strategic sites appraisals the biodiversity offsetting and the costs of the technical standards for access.
3.78 These infrastructure items are not to do with CIL; these are the roads and services that need to be brought into the site, in order to create the individual “serviced” sites on which the houses would be built. This cost needs to be added to the base build costs adopted for the units. We have sought advice on these costs in the past and have adopted a figure of £520,000 per hectare (£210,000 per acre), applicable to half the residential area. We adopt half the residential area for this infrastructure on the basis that an efficient use of land will minimise the area of this infrastructure land, in order to maximise the developable area.
3.79 In certain instances, we have also allowed an extra cost for sloping sites at a rate of £3,000 per unit. This would be an extra over cost to create suitable levels for building.
3.80 It should be noted that we have assumed that certain strategic sites would be divided into different phases, with more than one developer on site. These phases might be around 100 units each, having simultaneous build and sales periods. This is relevant to our consideration of such matters as finance costs.
3.81 At this point we should mention some notes and limitations of a report of this nature.
3.82 We will be discussing viability, partly in terms of notional sites and a series of scenarios that result in land values per hectare, applicable to that scenario. These land values give a broad indication of viability; as stated above, they are not intended to suggest that land values will be at these levels in all specific circumstances, but because we are testing viability across the whole plan area, it is necessary to adopt this approach.
3.83 We will relate land values per hectare, arising from the different scenarios, to viability thresholds. These thresholds are expressed as sums per hectare and are designed to offer a general overview of potential alternative uses, based upon available information. The thresholds will not be applicable to every specific site and it is accepted that some negotiation over viability might be required in individual circumstances.
3.84 Notional sites should be assumed to be speculative developments that exclude any unique design or specification items. It is assumed that these will be “serviced” sites with no significant off-site infrastructure requirements, such as abnormal highways or service reinforcement.
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4. The Findings
4.1 We will consider these initial findings in the context of the attached appendices that show land value outcomes.
4.2 Sales research outcomes
4.2.1 These relate to the sales research for both newbuild and second hand properties. The research confirmed the wider view that the housing market has improved significantly since the last report. The Nationwide House Price Index shows an annual house price rise of around 10% which equates to an overall increase since 2013 Qtr 4 of 25 to 30%. Furthermore, the research confirmed the wide range of values that are experienced in the District. It is this that contributed to our view that three value levels can be identified, as demonstrated in the value points tables, attached as Appendix 5.
4.2.2 It should be noted that some of the newbuild schemes that were assessed for this exercise are located just outside the boundary of Wycombe District Council. We believe that the evidence from these schemes remains valid, since we would not expect buyers to differentiate significantly between the locations.
4.3 Strategic site outcomes.
4.3.1 The strategic land values and surpluses are shown in appendix 6. Whilst the valuations for the strategic sites allowed for CIL, a level of s106 contributions and incoming infrastructure, we have not allowed for any further infrastructure, such as offsite highways, service reinforcement, schools and other public facilities that might be required (Some of these will be in CIL whilst others will be a site specific requirement). By agreement with the Council, these items were omitted in order to understand the total surplus that might be available. These surpluses are calculated by deducting the existing use value, at £400,000 per hectare, from the land valuation that arises from the proposed form of development, as shown in the housing mixes.
4.3.2 All of the strategic site appraisals were carried out at 40% affordable housing based on floor areas.
4.3.3 On the basis of the existing use values, as calculated, all the strategic sites show a surplus that could contribute to wider infrastructure provision. The surpluses are shown below, as taken from appendix 7, and also illustrate the surplus per hectare.
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Site Surplus Abbey Barn South £1,489,218 Abbey Barn North £2,338,711 Gomm Valley 1 £8,691,817 Gomm Valley 2 £13,491,018 Slate Meadow £2,181,550 Terriers Farm £7,808,306 Tralee Farm £7,222,261 Hollands Farm £7,415,238
Site Name CIL income Infrastructure Surplus Total assumed available available excluding CIL ABS £2,752,100 £3,068,000 £1,489,218 £4,241,318 ABN £668,450 £520,000 £2,338,711 £1,670,261 GV1 £2,716,575 £2,444,000 £8,691,817 £11,408,392 GV2 £3,650,133 £3,224,000 £13,491,018 £17,141,151 SM £2,478,920 £1,118,000 £2,181,550 £3,375,480 Terr Farm £2,512,608 £2,678,000 £7,808,306 £10,320,914 Tral Farm £1,855,517 £2,000,000 £7,222,261 £9,077,778 Holl Farm £3,174,050 £5,460,000 £7,415,238 £10,589,288
4.4 Notional site outcomes
4.4.1 The tables of land value outcomes for the notional sites are shown at appendices 8 to 12.
4.4.2 We conclude that 40% remains viable in all locations along with the CIL charge on sites that are greenfield land or were last used for business use or a similar sui generis employment-generating use.
4.4.3 The 66/34 tenure split makes the notional schemes more viable than the 80/20 split.
4.4.4 On all other sites we would conclude that 30% remains viable.
4.4.5 This would be applicable to a proportion of the floor area.
4.4.6 The application of the technical standards for market and affordable dwellings, the application of a biodiversity offsetting scheme of £10,000 per hectare, the application of the technical standards for access category 2 to all units and category 3 to 30% of any affordable homes and 20% of any market homes does not adversely affect the viability of the notional
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schemes and that if adopted there would be no negative impact on viability as a whole.
4.4.7 We would recommend that the Council can maintain its current policy requirements for affordable housing. This applies to both the 80/20 and the 66/34 tenure split but, as stated above the 66/34 tenure split increases the viability of schemes.
4.4.8 We would recommend that the Council can apply its proposed policies on technical housing standards for average unit sizes and access as well as its proposed policy for biodiversity offsetting without there being a negative impact on viability.
4.4.9 With regard to sites of between 5 and 10 units, we would recommend that a contribution to affordable housing is viable, but that this could be a financial contribution, as opposed to on-site provision. This would be an option for the Council to consider based on specific site circumstances.
4.4.10 This viability assessment doesn’t take account of vacant building credit and if Wycombe District Council wishes to take this into consideration in its viability work it will need to factor this in when it is determining its affordable housing threshold.
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5. Conclusions
5.1 We have measured the viability of a range of development scenarios by comparing the land values, generated by these scenarios, to a number of threshold land values. These represent the existing, or alternative, land uses of a site and, for this study, we have considered Greenfield, employment and residential thresholds. We note that the strategic sites, included as part of this report, are all Greenfield and we believe, therefore, that significant weight can be attached to this use for the Council’s future land supply. Consideration will, however, need to be given to other existing uses in connection with other sites that might come forward for development.
5.2 We have considered combined and cumulative impact of the policies of the whole plan on viability.
5.3 The strategic sites all show surpluses against the Greenfield existing use value. It should be noted, however, that we have not allocated any off-site infrastructure to these sites. The surpluses should, therefore, be considered as “pots” of value, indicating the sums available for such infrastructure, while remaining viable.
5.4 With regard to the viability of notional sites, we have looked at the provision of shared ownership along with affordable rent and the application of the Council’s adopted level of CIL. We have also looked at the application of the technical standards for market and affordable dwellings; the application of a biodiversity offsetting scheme of £10,000 per hectare; and the application of the technical standards for access category 2 to all units and category 3 to 30% of any affordable homes and 20% of any market homes.
5.5 We are particularly interested in the viability position at value point 2, reflecting High Wycombe, against the higher employment threshold of £1,400,000 per hectare. At this level, we have allowed CIL at £145 per sqm of the market housing.
5.6 If we adopt a conservative scenario, with 40% affordable then we see that there is viability against this employment threshold, at value point 2.
5.7 On this basis, and addressing the current policy position, we would conclude that 40% affordable housing, along with CIL at £145 per sqm, is viable on sites that are greenfield land or were last used for business use or a similar sui generis employment-generating use.
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5.8 We would conclude also that 30% remains viable in value point 2 locations, such as High Wycombe, along with a CIL charge of £145.
5.9 On this same basis, locations such as Princes Risborough appear viable with the higher CIL against all but the higher value residential existing use value.
5.10 We would recommend that the Council can maintain its current policy requirements for affordable housing.
5.11 With regard to the tenure split of the affordable housing we would recommend that a 80/20 split of affordable rent/shared ownership is applied.
5.12 We would recommend that the Council follows the Government’s most up to date position and set a threshold of 10 dwellings and / or 1,000 m 2 of floor area at High Wycombe Urban Area, Marlow and Prices Risborough or (in the rest of the district) of 5 or more dwellings (or a minimum size of 0.16 ha).
6. Recommendations
6.1 We would recommend that the Council can maintain its current policy requirements for affordable housing and deliver its policies regarding the technical standards for market and affordable dwellings; the application of a biodiversity offsetting scheme of £10,000 per hectare; and the application of the technical standards for access category 2 to all units and category 3 to 30% of any affordable homes and 20% of any market homes.
6.2 With regard to the tenure split of the affordable housing we would recommend that a 80/20 split of affordable rent/shared ownership is applied.
6.3 With regard to the strategic sites, we would recommend that the Council should consider the related infrastructure items alongside the surpluses against each site, as identified in the study. It should be borne in mind that the surpluses are in addition to the allowances for Community Infrastructure Levy.
6.4 With regard to sites of between 5 and 10 units in the rest of the District we would recommend that a contribution to affordable housing could be considered, but that this could be a financial contribution, as opposed to on-site provision.
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End of Report Adams Integra May 2017
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Wycombe District Council Viability Assessment – Updated Report – May 2017 Page| 34
Adams Integra St John’s House St John’s Street Chichester West Sussex PO19 1UU
T: 01243 771304 F: 01243 779993 E: [email protected] W: www.adamsintegra.co.uk
APPENDIX 1 Assumed tenure and dwelling mix, strategic sites, 10% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 0 0 1 1 67 0 0 1 1 95 0 0 3 3 510 5 672 4032.0 672 0 13 67 54 67 67 1 1 5 50 0.10 1 1 46 0 0 2 2 150 1 1 95 0 0 1 1 170 5 461 4610.0 461 0 9 46 37 46 46 1 1
10 Unit Housing Scheme 10 30 0.33 0 0 0 0 3 3 225 2 2 190 1 3 4 481 1 1 170 10 1066 3198.0 1066 0 21 106 85 106 107 1 1 10 50 0.20 0 0 1 5 6 367 4 4 300 0 0 0 0 0 0 10 667 3335.0 667 0 13 67 53 67 67 1 1
25 Unit Housing Scheme 25 30 0.83 0 0 1 1 67 1 1 2 150 1 1 2 185 1 8 9 1106 11 11 1870 25 3378 4053.6 3378 67 68 271 270 338 338 4 3 25 50 0.50 1 2 3 136 0 0 1 4 5 375 13 13 1235 1 2 3 356 1 1 170 25 2272 4544.0 2272 46 45 181 182 227 227 3 3
50 Unit Housing Scheme 50 30 1.67 3 3 138 2 2 120 8 8 600 2 4 6 560 1 1 28 30 3712 1 1 170 50 5300 3180.0 5300 106 106 424 424 530 530 7 5 50 50 1.00 0 0 9 9 540 1 4 33 38 2850 2 2 190 0 0 1 1 170 50 3750 3750.0 3750 75 75 300 300 375 375 5 5
100 Unit Housing Scheme 100 30 3.33 1 1 46 1 9 10 607 1 5 2 8 600 4 25 29 2735 1 1 30 32 3962 20 20 3400 100 11350 3405.0 11350 227 227 908 908 1135 1135 14 10 100 50 2.00 3 5 39 47 2123 1 6 7 427 1 19 20 1500 2 14 16 1510 8 8 1000 2 2 340 100 6900 3450.0 6900 138 138 552 552 690 690 12 10
400 Unit Housing Scheme 400 30 13.33 5 13 18 815 1 6 65 72 4369 2 4 70 76 5700 4 20 69 93 8715 2 4 83 89 11011 52 52 8840 400 39450 2958.8 39450 789 789 3156 3156 3945 3945 48 40 400 50 8.00 6 29 77 112 5075 2 5 88 95 5749 1 7 69 77 5775 1 87 88 8355 1 20 21 2606 7 7 1190 400 28750 3593.8 28750 575 575 2300 2300 2875 2875 52 40 Assumed tenure and dwelling mix, strategic sites, 20% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 0 0 0 0 1 1 75 1 3 4 375 0 0 0 0 5 450 2700.0 450 0 18 90 72 90 90 1 1 5 50 0.10 1 1 45 1 1 67 3 3 225 0 0 0 0 0 0 5 337 3370.0 337 0 13 67 54 67 67 1 1
10 Unit Housing Scheme 10 30 0.33 1 1 46 0 0 1 2 3 225 0 0 1 2 3 356 3 3 510 10 1137 3411.0 1137 46 45 181 182 227 227 3 2 10 50 0.20 3 3 138 1 1 60 4 4 300 2 2 190 0 0 0 0 10 688 3440.0 688 0 28 138 110 138 138 3 2
25 Unit Housing Scheme 25 30 0.83 2 2 90 2 2 120 3 3 225 1 1 95 1 4 10 15 1780 2 2 340 25 2650 3180.0 2650 106 106 424 424 530 530 5 5 25 50 0.50 5 5 225 3 3 180 1 8 9 675 1 4 5 470 2 1 3 337 0 0 25 1887 3774.0 1887 75 75 302 302 377 377 4 5
50 Unit Housing Scheme 50 30 1.67 8 8 360 1 1 2 127 3 3 6 450 5 5 10 925 2 1 10 13 1568 11 11 1870 50 5300 3180.0 5300 212 212 848 848 1060 1060 12 10 50 50 1.00 1 1 29 31 1397 1 9 10 607 4 2 6 450 1 1 95 1 1 106 1 1 170 50 2825 2825.0 2825 113 113 452 452 565 565 8 10
100 Unit Housing Scheme 100 30 3.33 1 9 10 451 1 7 8 487 1 11 8 20 1500 1 3 8 12 1120 2 5 23 30 3617 20 20 3400 100 10575 3172.5 10575 423 423 1692 1692 2115 2115 25 20 100 50 2.00 3 4 14 21 952 1 3 7 11 688 7 35 42 3150 1 3 19 23 2165 2 2 250 1 1 170 100 7375 3687.5 7375 295 295 1180 1180 1475 1475 22 20
400 Unit Housing Scheme 400 30 13.33 1 4 30 35 1580 1 10 26 37 2297 4 30 47 81 6075 8 30 89 127 11875 4 4 62 70 8598 50 50 8500 400 38925 2919.4 38925 1557 1557 6228 6228 7785 7785 96 80 400 50 8.00 7 16 51 74 3353 6 28 90 124 7678 3 16 90 109 8175 1 5 70 76 7190 1 3 9 13 1549 4 4 680 400 28625 3578.1 28625 1145 1145 4580 4580 5725 5725 86 80 Assumed tenure and dwelling mix, strategic sites, 30% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 0 0 0 0 0 0 2 2 180 2 2 250 1 1 170 5 600 3600.0 600 0 36 180 144 180 180 2 2 5 50 0.10 2 2 90 2 2 120 0 0 1 1 90 0 0 0 0 5 300 3000.0 300 0 18 90 72 90 90 1 2
10 Unit Housing Scheme 10 30 0.33 0 0 0 0 1 1 75 1 1 2 180 1 4 5 606 2 2 340 10 1201 3603.0 1201 90 72 271 288 361 360 4 3 10 50 0.20 1 1 2 91 2 2 120 1 1 75 2 3 5 465 0 0 0 0 10 751 3755.0 751 46 45 180 180 226 225 3 3
25 Unit Housing Scheme 25 30 0.83 0 0 2 2 4 254 1 2 3 225 1 3 4 360 1 9 10 1231 4 4 680 25 2750 3300.0 2750 165 165 660 660 825 825 10 8 25 50 0.50 2 3 5 10 455 1 3 4 247 1 9 10 750 1 1 90 0 0 0 0 25 1542 3084.0 1542 92 93 370 370 462 463 8 8
50 Unit Housing Scheme 50 30 1.67 1 1 46 1 1 2 127 1 1 2 150 1 8 2 11 1000 2 5 19 26 3117 8 8 1360 50 5800 3480.0 5800 348 348 1392 1392 1740 1740 19 15 50 50 1.00 1 10 7 18 821 1 1 6 8 494 1 3 19 23 1725 1 1 95 0 0 0 0 50 3135 3135.0 3135 188 188 752 752 940 941 17 15
100 Unit Housing Scheme 100 30 3.33 1 3 4 181 1 1 2 4 254 1 7 17 25 1875 2 19 3 24 2175 3 2 18 23 2780 20 20 3400 100 10665 3199.5 10665 640 640 2560 2560 3200 3200 37 30 100 50 2.00 6 18 33 57 2589 3 11 14 861 1 5 17 23 1725 4 4 380 1 1 125 1 1 170 100 5850 2925.0 5850 351 351 1404 1404 1755 1755 33 30
400 Unit Housing Scheme 400 30 13.33 8 22 30 1358 1 14 20 35 2205 9 38 23 70 5250 12 56 87 155 14385 5 2 50 57 6992 53 53 9010 400 39200 2940.0 39200 2352 2352 9408 9408 11760 11760 145 120 400 50 8.00 12 30 83 125 5667 9 47 89 145 9092 3 19 51 73 5475 2 2 43 47 4445 1 7 8 981 2 2 340 400 26000 3250.0 26000 1560 1560 6240 6240 7800 7800 125 120 Assumed tenure and dwelling mix, strategic sites, 40% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 1 1 46 0 0 0 0 2 2 180 0 0 2 2 340 5 566 3396.0 566 46 45 180 181 226 226 3 2 5 50 0.10 2 3 5 227 0 0 0 0 0 0 0 0 0 0 5 227 2270.0 227 0 18 92 73 92 91 2 2
10 Unit Housing Scheme 10 30 0.33 1 1 45 0 0 2 2 150 1 1 90 2 1 3 337 3 3 510 10 1132 3396.0 1132 90 91 362 362 452 453 5 4 10 50 0.20 1 2 2 5 228 3 3 180 1 1 75 1 1 90 0 0 0 0 10 573 2865.0 573 46 46 182 183 228 229 4 4
25 Unit Housing Scheme 25 30 0.83 1 1 45 1 1 67 3 3 225 5 6 11 1020 2 1 1 4 443 5 5 850 25 2650 3180.0 2650 212 212 848 848 1060 1060 12 10 25 50 0.50 1 5 4 10 456 2 2 4 254 2 2 150 1 2 6 9 840 0 0 0 0 25 1700 3400.0 1700 136 136 544 544 680 680 11 10
50 Unit Housing Scheme 50 30 1.67 0 0 2 2 134 2 6 1 9 675 2 7 7 16 1475 1 5 8 14 1636 9 9 1530 50 5450 3270.0 5450 436 436 1744 1744 2180 2180 25 20 50 50 1.00 4 9 11 24 1093 1 5 3 9 582 1 9 10 750 2 3 5 465 2 2 250 0 0 50 3140 3140.0 3140 251 251 1004 1005 1255 1256 22 20
100 Unit Housing Scheme 100 30 3.33 1 1 46 2 2 134 2 18 6 26 1950 4 20 3 27 2445 3 2 18 23 2780 21 21 3570 100 10925 3277.5 10925 874 874 3496 3496 4370 4370 52 40 100 50 2.00 4 12 14 30 1366 3 4 13 20 1249 1 16 18 35 2625 1 2 6 9 840 5 5 625 1 1 170 100 6875 3437.5 6875 550 550 2200 2200 2750 2750 43 40
400 Unit Housing Scheme 400 30 13.33 2 1 13 16 723 4 17 36 57 3567 10 73 14 97 7275 16 57 44 117 10750 5 5 53 63 7685 50 50 8500 400 38500 2887.5 38500 3080 3080 12320 12320 15400 15400 190 160 400 50 8.00 12 53 64 129 5870 12 49 87 148 9307 6 11 45 62 4650 3 16 29 48 4465 3 8 11 1318 2 2 340 400 25950 3243.8 25950 2076 2076 8304 8304 10380 10380 165 160 Assumed tenure and dwelling mix, strategic sites, 10% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 0 0 0 0 1 1 75 0 0 0 0 4 4 680 5 755 4530.0 755 0 26 75 50 75 76 1 1 5 50 0.10 1 1 46 0 0 2 2 150 1 1 95 0 0 1 1 170 5 461 4610.0 461 0 16 46 30 46 46 1 1
10 Unit Housing Scheme 10 30 0.33 1 1 46 0 0 0 0 1 1 90 3 3 375 5 5 850 10 1361 4083.0 1361 46 46 90 90 136 136 2 1 10 50 0.20 2 2 90 1 2 3 187 4 4 300 1 1 95 0 0 0 0 10 672 3360.0 672 0 23 67 44 67 67 1 1
25 Unit Housing Scheme 25 30 0.83 1 1 45 1 1 67 4 4 300 1 11 12 1135 1 1 2 231 5 5 850 25 2628 3153.6 2628 90 89 173 173 263 263 3 3 25 50 0.50 1 4 5 226 1 6 7 427 4 4 300 1 2 3 280 5 5 625 1 1 170 25 2028 4056.0 2028 67 69 136 134 203 203 3 3
50 Unit Housing Scheme 50 30 1.67 2 2 90 1 1 67 1 2 3 225 2 25 27 2555 1 1 8 10 1212 7 7 1190 50 5339 3203.4 5339 181 182 353 352 534 534 6 5 50 50 1.00 1 2 15 18 813 1 6 7 427 1 1 8 10 750 12 12 1140 2 2 250 1 1 170 50 3550 3550.0 3550 121 121 234 234 355 355 6 5
100 Unit Housing Scheme 100 30 3.33 2 8 10 452 1 7 8 487 1 1 8 10 750 1 2 10 13 1220 2 3 34 39 4780 20 20 3400 100 11089 3326.7 11089 377 377 732 732 1109 1109 13 10 100 50 2.00 2 5 15 22 997 1 2 29 32 1941 1 30 31 2325 1 9 10 945 4 4 500 1 1 170 100 6878 3439.0 6878 234 234 454 454 688 688 12 10
400 Unit Housing Scheme 400 30 13.33 1 7 14 22 998 2 3 28 33 2015 2 3 69 74 5550 6 16 88 110 10340 5 5 99 109 13435 52 52 8840 400 41178 3088.4 41178 1400 1400 2718 2718 4118 4118 50 40 400 50 8.00 7 17 90 114 5154 4 6 90 100 6070 2 3 89 94 7050 1 1 73 75 7115 1 3 11 15 1799 2 2 340 400 27528 3441.0 27528 936 936 1817 1817 2753 2753 45 40 Assumed tenure and dwelling mix, strategic sites, 20% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 1 1 46 0 0 0 0 1 1 90 0 0 3 3 510 5 646 3876.0 646 46 44 90 85 136 129 2 1 5 50 0.10 1 1 45 1 1 67 3 3 225 0 0 0 0 0 0 5 337 3370.0 337 0 23 67 44 67 67 1 1
10 Unit Housing Scheme 10 30 0.33 0 0 1 1 60 0 0 1 2 3 270 0 0 6 6 1020 10 1350 4050.0 1350 90 92 180 178 270 270 3 2 10 50 0.20 1 3 4 181 4 4 240 0 0 1 1 90 0 0 1 1 170 10 681 3405.0 681 46 46 90 90 136 136 2 2
25 Unit Housing Scheme 25 30 0.83 0 0 1 1 3 5 314 1 1 75 1 9 10 945 1 1 4 6 712 3 3 510 25 2556 3067.2 2556 173 174 338 337 511 511 6 5 25 50 0.50 1 2 1 4 183 1 9 10 607 1 1 1 3 225 8 8 760 0 0 0 0 25 1775 3550.0 1775 121 121 234 234 355 355 6 5
50 Unit Housing Scheme 50 30 1.67 1 1 46 1 1 2 127 1 12 13 975 2 3 2 7 640 1 3 18 22 2674 5 5 850 50 5312 3187.2 5312 361 361 701 701 1062 1062 12 10 50 50 1.00 2 4 6 12 546 2 13 15 914 1 16 17 1275 2 3 5 465 1 1 125 0 0 50 3325 3325.0 3325 226 226 439 439 665 665 11 10
100 Unit Housing Scheme 100 30 3.33 1 5 6 271 1 3 14 18 1108 1 4 2 7 525 3 3 29 35 3295 2 5 15 22 2617 12 12 2040 100 9856 2956.8 9856 670 670 1301 1301 1971 1971 23 20 100 50 2.00 3 8 35 46 2081 2 2 20 24 1468 1 2 7 10 750 1 1 11 13 1225 1 5 6 731 1 1 170 100 6425 3212.5 6425 437 437 848 848 1285 1285 21 20
400 Unit Housing Scheme 400 30 13.33 1 7 24 32 1448 2 9 25 36 2237 10 27 46 83 6225 14 20 74 108 10090 5 5 74 84 10310 57 57 9690 400 40000 3000.0 40000 2720 2720 5280 5280 8000 8000 100 80 400 50 8.00 14 39 43 96 4373 10 6 85 101 6172 5 8 77 90 6750 2 8 68 78 7360 1 3 29 33 4049 2 2 340 400 29044 3630.5 29044 1975 1975 3834 3834 5809 5809 96 80 Assumed tenure and dwelling mix, strategic sites, 30% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 1 1 46 0 0 2 2 150 1 1 90 0 0 1 1 170 5 456 2736.0 456 46 47 90 90 136 137 2 2 5 50 0.10 1 1 46 1 1 60 0 0 1 1 90 2 2 250 0 0 5 446 4460.0 446 46 45 90 88 136 134 2 2
10 Unit Housing Scheme 10 30 0.33 1 1 46 1 1 67 0 0 1 4 5 470 1 1 106 2 2 340 10 1029 3087.0 1029 106 105 203 204 309 309 4 3 10 50 0.20 1 1 45 1 2 3 187 1 1 2 4 300 2 2 190 0 0 0 0 10 722 3610.0 722 75 74 142 143 217 217 3 3
25 Unit Housing Scheme 25 30 0.83 0 0 7 7 420 1 2 3 225 1 3 4 360 1 1 2 4 462 7 7 1190 25 2657 3188.4 2657 271 271 526 526 797 797 9 8 25 50 0.50 1 4 2 7 320 3 3 180 2 6 8 600 1 1 90 1 5 6 731 0 0 25 1921 3842.0 1921 196 196 380 380 576 576 9 8
50 Unit Housing Scheme 50 30 1.67 1 1 45 1 1 67 1 5 6 12 900 2 5 12 19 1770 2 2 4 8 924 9 9 1530 50 5236 3141.6 5236 534 534 1037 1037 1571 1571 18 15 50 50 1.00 2 7 18 27 1224 1 1 5 7 434 1 2 4 7 525 1 1 2 4 370 5 5 625 0 0 50 3178 3178.0 3178 324 324 629 629 953 953 16 15
100 Unit Housing Scheme 100 30 3.33 1 2 9 12 543 1 1 6 8 494 3 9 20 32 2400 3 6 12 21 1950 3 4 10 17 1992 10 10 1700 100 9079 2723.7 9079 926 926 1798 1798 2724 2724 33 30 100 50 2.00 3 3 11 17 771 3 13 6 22 1432 3 34 37 2775 1 4 12 17 1590 1 1 4 6 712 1 1 170 100 7450 3725.0 7450 760 760 1475 1475 2235 2235 32 30
400 Unit Housing Scheme 400 30 13.33 2 1 33 36 1623 7 22 5 34 2243 14 17 28 59 4425 21 50 68 139 12850 5 5 76 86 10560 46 46 7820 400 39521 2964.1 39521 4031 4031 7825 7825 11856 11856 144 120 400 50 8.00 20 12 50 82 3722 15 41 69 125 7892 7 18 52 77 5775 5 12 64 81 7610 1 1 30 32 3962 3 3 510 400 29471 3683.9 29471 3006 3006 5835 5835 8841 8841 132 120 Assumed tenure and dwelling mix, strategic sites, 40% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Description Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
5 Unit Housing Scheme 5 30 0.17 1 1 46 0 0 1 1 75 0 0 1 1 106 2 2 340 5 567 3402.0 567 75 77 152 150 227 227 3 2 5 50 0.10 1 1 2 91 1 1 60 0 0 1 1 2 185 0 0 0 0 5 336 3360.0 336 46 46 90 89 136 134 2 2
10 Unit Housing Scheme 10 30 0.33 0 0 1 1 67 0 0 1 1 1 3 275 2 2 4 462 2 2 340 10 1144 3432.0 1144 157 156 302 302 459 458 5 4 10 50 0.20 1 1 45 2 1 3 194 1 2 3 225 1 1 95 1 1 2 231 0 0 10 790 3950.0 790 106 107 209 209 315 316 4 4
25 Unit Housing Scheme 25 30 0.83 1 1 46 1 1 67 1 1 75 2 3 4 9 830 1 3 7 11 1299 2 2 340 25 2657 3188.4 2657 361 361 701 701 1062 1063 12 10 25 50 0.50 2 5 2 9 412 1 2 1 4 261 1 5 6 450 1 4 5 470 1 1 125 0 0 25 1718 3436.0 1718 234 234 454 454 688 687 12 10
50 Unit Housing Scheme 50 30 1.67 3 3 138 1 1 2 127 1 3 1 5 375 3 7 8 18 1660 3 4 5 12 1367 10 10 1700 50 5367 3220.2 5367 730 730 1417 1417 2147 2147 25 20 50 50 1.00 4 2 7 13 591 2 7 6 15 963 1 1 10 12 900 1 1 3 5 465 2 2 4 462 1 1 170 50 3551 3551.0 3551 483 483 938 937 1421 1420 21 20
100 Unit Housing Scheme 100 30 3.33 1 2 3 136 2 6 3 11 716 3 5 4 12 900 6 15 19 40 3695 4 5 13 22 2579 12 12 2040 100 10066 3019.8 10066 1369 1369 2657 2657 4026 4026 47 40 100 50 2.00 5 5 8 18 820 4 9 13 26 1651 3 4 17 24 1800 2 8 17 27 2515 1 1 2 4 462 1 1 170 100 7418 3709.0 7418 1009 1009 1959 1958 2968 2967 42 40
400 Unit Housing Scheme 400 30 13.33 2 3 2 7 320 10 12 4 26 1714 21 37 48 106 7950 28 69 51 148 13575 5 5 56 66 8060 47 47 7990 400 39609 2970.7 39609 5387 5387 10457 10457 15844 15844 192 160 400 50 8.00 22 12 12 46 2104 17 39 65 121 7652 13 30 73 116 8700 8 25 70 103 9620 2 2 8 12 1424 2 2 340 400 29840 3730.0 29840 4058 4058 7877 7878 11935 11936 170 160 APPENDIX 2 Appendix 2
Wycombe District Council Strategic sites assumptions
Site area Dev area Residential Approx no. Density Open space ha ha area ha homes per ha
Abbey Barn South 20.50 18.80 11.80 470 40 5.60
Abbey Barn North 11.30 3.90 3.00 75 25 0.90
Gomm Valley/Ashwells 1 73.90 13.30 9.40 330 35 3.90
Gomm Valley/Ashwells 2 73.90 17.50 12.40 435 35 5.10
Slate Meadow 10.30 6.30 4.30 170 40 2.00
Terriers Farm 23.00 14.50 10.30 360 35 4.20
Tralee Farm 18.96 11.00 216 30
Hollands Farm 32.00 21.00 402 30 APPENDIX 3 Assumed tenure and dwelling mix, strategic sites, 40% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Site Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
Abbey Barn South 470 40 20.50 16 62 90 168 7638 10 58 60 128 8156 8 36 72 116 8700 4 5 26 35 3280 1 16 17 2106 6 6 1020 470 30900 1507.3 30900 2472 2472 9888 9888 12360 12360 200 188
Abbey Barn North 75 25 11.30 1 1 1 3 137 1 1 2 127 3 4 7 14 1050 2 18 8 28 2560 1 5 10 16 1886 12 12 2040 75 7800 690.3 7800 624 624 2496 2496 3120 3120 36 30
Gomm Valley / Ashwells 1 330 35 73.90 2 4 10 16 726 4 14 44 62 3846 8 34 29 71 5325 11 60 52 123 11330 4 4 20 28 3348 30 30 5100 330 29675 401.6 29675 2374 2374 9496 9496 11870 11870 145 132
Gomm Valley / Ashwells 2 435 35 73.90 2 3 23 28 1265 6 25 6 37 2437 10 59 49 118 8850 17 74 48 139 12750 5 3 60 68 8348 45 45 7650 435 41300 558.9 41300 3304 3304 13216 13216 16520 16520 204 174
Slate Meadow 170 40 10.30 6 21 12 39 1782 4 25 10 39 2543 2 9 48 59 4425 3 6 17 26 2425 7 7 875 0 0 170 12050 1169.9 12050 964 964 3856 3856 4820 4820 76 68
Terriers Farm 360 35 23.00 2 3 2 7 320 5 33 12 50 3266 9 49 41 99 7425 13 47 63 123 11385 4 5 42 51 6204 30 30 5100 360 33700 1465.2 33700 2696 2696 10784 10784 13480 13480 170 144
Tralee Farm 216 30 18.96 2 4 2 8 366 3 27 9 39 2550 5 9 31 45 3375 7 41 35 83 7645 3 1 10 14 1674 27 27 4590 216 20200 1065.4 20200 1616 1616 6464 6464 8080 8080 102 86
Hollands Farm 402 30 32.00 3 14 23 40 1817 5 32 20 57 3679 9 60 40 109 8175 15 43 49 107 9875 4 5 35 44 5329 45 45 7650 402 36525 1141.4 36525 2922 2922 11688 11688 14610 14610 190 161 Assumed tenure and dwelling mix, strategic sites, 40% affordable floor areas 5 bed Density per ha Density per acre 1 bed flats Number of Bedspaces for 2 bed flats Number of Bedspaces for 2 bed houses Number of Bedspaces for 3 bed houses Number of Bedspaces for 4 bed houses Number of Bedspaces for Number of Bedspaces for houses 30 12.15 1 bed flats 2 bed flats 2 bed houses 3 bed houses 4 bed houses 5 bed houses 50 20.24 2 3 4 5 6 7 Shared Affordable Shared Affordable Shared Affordable Shared Affordable Shared Affordable Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Ownership Rent Market Market total Shared total total total total Density Total 1 bed Total floor Total 2 bed Total floor Total 2 bed Total floor Total 3 bed Total floor Total 4 bed Total floor Total 5 bed Total floor Total no. Total floor Total m² / total floor Shared Ownership affordable affordable affordable overall affordable as % of Site Units /dph Site area /ha 46 46 45 flats area /m² 67 67 60 flats area /m² 75 75 75 houses area /m² 90 90 95 houses area /m² 106 106 125 houses area /m² 170 houses area /m² dwellings area /m² ha area Ownership check rent rent check beds check units total
Abbey Barn South 470 40 20.50 27 74 90 191 8696 22 22 78 122 7628 12 26 49 87 6525 4 11 37 52 4865 1 1 14 16 1962 2 2 340 470 30016 1464.2 30016 4082 4082 7924 7924 12006 12006 200 188
Abbey Barn North 75 25 11.30 1 3 2 6 274 2 3 5 314 2 7 5 14 1050 7 10 5 22 2005 2 3 10 15 1780 13 13 2210 75 7633 675.5 7633 1038 1038 2015 2015 3053 3053 37 30
Gomm Valley / Ashwells 1 330 35 73.90 4 1 23 28 1265 3 5 24 32 1976 15 43 14 72 5400 25 49 46 120 11030 4 1 41 46 5655 32 32 5440 330 30766 416.3 30766 4184 4184 8122 8122 12306 12306 150 132
Gomm Valley / Ashwells 2 435 35 73.90 2 1 11 14 633 11 10 20 41 2607 24 31 76 131 9825 29 86 25 140 12725 4 2 51 57 7011 52 52 8840 435 41641 563.5 41641 5663 5663 10993 10993 16656 16656 200 174
Slate Meadow 170 40 10.30 11 21 24 56 2552 8 19 43 70 4389 3 3 22 28 2100 1 3 5 9 835 1 1 4 6 712 1 1 170 170 10758 1044.5 10758 1463 1463 2840 2840 4303 4303 71 68
Terriers Farm 360 30 23.00 2 1 3 6 273 10 2 5 17 1104 21 39 60 120 9000 24 67 10 101 9140 3 2 78 83 10280 33 33 5610 360 35407 1539.4 35407 4815 4815 9347 9347 14162 14163 171 144
Tralee Farm 216 30 18.96 2 1 3 6 273 3 2 4 9 575 10 12 15 37 2775 17 48 48 113 10410 3 2 25 30 3655 21 21 3570 216 21258 1121.2 21258 2891 2891 5612 5612 8503 8503 100 86
Hollands Farm 402 30 32.00 5 1 25 31 1401 7 10 20 37 2339 20 27 17 64 4800 30 82 47 159 14545 4 2 54 60 7386 51 51 8670 402 39141 1223.2 39141 5323 5323 10333 10333 15656 15656 188 161 APPENDIX 4 2 Bed 3 Bed 4 Bed 5 Bed Settlement 1 Bed Flats 2 Bed Flats All Properties House House House House Bourne End £241,250 £383,125 £404,158 £692,877 £1,061,106 £1,820,707 £767,204 Monks Risborough - £279,950 £383,333 - £861,000 £1,433,750 £739,508 Hazlemere - £395,000 £375,000 £466,829 £642,000 £946,667 £565,099 Marlow £237,500 £493,476 £717,236 £617,448 £1,286,400 £1,406,667 £793,121 Wooburn Green - £323,738 £423,317 £423,980 £647,500 £1,295,000 £622,707 West Wycombe £155,000 - - £395,357 £518,571 - £356,309 Flackwell Heath - £299,975 £530,000 £591,869 £665,980 - £521,956 Princes Risborough £272,500 £276,667 £395,000 £512,778 £629,167 £995,000 £513,519 Stokenchurch - - £350,000 £383,333 £450,000 £1,697,500 £720,208 Loudwater £177,992 £264,375 - £470,990 £512,850 £599,950 £405,231 High Wycombe £179,006 £262,525 £311,980 £410,840 £570,821 £709,495 £407,445 Overall £210,541 £330,981 £432,225 £496,630 £713,218 £1,211,637 £582,937
Average Asking Price Analysis 1 Bed Flat - £197,206 2 Bed Flat - £338,833 Terraced £373,077 2 Bed House Semi-Detached £449,575 Detached £582,500 Terraced £467,036 AVERAGE('[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$C$14,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$C$16,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$C$18,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$C$19,'[Wycombe District Council Resales Price Analysis3 Bed Complete.xls]Resales House Semi-Detached - Stokenchurch£455,139 v2'!$C$10,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Stokenchurch v2'!$C$12,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Hazlemere v2'!$C$15:$C$16,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Hazlemere v2'!$C$23:$C$24,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - West Wycombe v2'!$C$13,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - West Wycombe v2'!$C$15,'[Wycombe District Council Detached £596,791 Terraced £698,854 4 Bed House Semi-Detached £585,670 Detached £851,466 Terraced £409,950 5 Bed House Semi-Detached £954,992 Detached £1,312,787
2 Bed 3 Bed 4 Bed 5 Bed Settlement 1 Bed Flats 2 Bed Flats All Properties House House House House Bourne End 45.3 72.8 69.2 124.2 182.1 287.9 130.2 Monks Risborough - 60.0 65.8 - 175.3 251.7 138.2 Hazlemere - 94.0 72.7 100.4 144.0 205.6 123.3 Marlow 32.0 70.4 97.3 98.7 192.4 263.5 125.7 Wooburn Green - 57.3 73.9 72.9 189.5 303.4 139.4 West Wycombe 27.3 - - 88.0 135.0 - 83.4 Flackwell Heath - 60.3 64.1 109.6 137.6 - 92.9 Princes Risborough 49.0 57.2 77.6 110.6 137.7 191.4 103.9 Stokenchurch - - 69.1 97.5 110.9 508.2 196.4 Loudwater 37.3 57.8 - 115.7 118.5 185.2 102.9 High Wycombe 41.1 59.4 69.3 99.1 139.1 218.4 104.4 Overall 38.7 65.5 73.2 101.7 151.1 268.4 116.4
Average Floor Area Analysis 1 Bed Flat - 40.1 2 Bed Flat - 63.7 Terraced 63.1 2 Bed House Semi-Detached 77.0 Detached 93.1 Terraced 98.9 3 Bed House Semi-Detached 99.0 AVERAGE('[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$E$14,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$E$16,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$E$18,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Princes Risborough v2'!$E$19,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Stokenchurch v2'!$E$10,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Stokenchurch v2'!$E$12,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Hazlemere v2'!$E$15:$E$16,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - Hazlemere v2'!$E$23:$E$24,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - West Wycombe v2'!$E$13,'[Wycombe District Council Resales Price Analysis Complete.xls]Resales - West Wycombe v2'!$E$15,'[Wycombe District Council Detached 110.7 Terraced 138.7 4 Bed House Semi-Detached 136.4 Detached 163.3 Terraced 166.8 5 Bed House Semi-Detached 231.8 Detached 270.7 Address Description Asking Price Less 5% Size (m2) Price per m2 Estate Agent Monks Risborough 5 Bedroom Houses Aylesbury Road, Monks Knight Frank, Risborough, Buckinghamshire, detached house £1,672,500 £1,588,875 331.0 £4,800 Beaconsfield HP27 Upper Icknield Way, Whiteleaf, Fine & Country, detached house £1,195,000 £1,135,250 172.4 £6,584 Princes Risborough, HP27 Princes Risborough 4 Bedroom Houses Cadsden Road, Princes Fine & Country, detached house £1,075,000 £1,021,250 163.8 £6,235 Risborough, HP27 Princes Risborough
Mill Lane, Monks Risborough, The JNP Partnership, detached house £695,000 £660,250 180.3 £3,662 Princes Risborough, HP27 Princes Risborough (includes garage space) Aylesbury Road, Monks detached house Michael Graham, Risborough, Princes Risborough, £799,000 £759,050 177.0 £4,288 (barn conversion) Princes Risborough Buckinghamshire, HP27 Tim Russ & Hillside Whiteleaf, Monks detached £875,000 £831,250 180.0 £4,618 Company, Princes bungalow Risborough, HP27 0LH Risborough 2 Bedroom Houses
Canterbury Close, Monks semi-detached The JNP Partnership, £410,000 £389,500 70.1 £5,556 Risborough, HP27 bungalow Princes Risborough
Canterbury Close, Monks detached The JNP Partnership, £400,000 £380,000 72.4 £5,249 Risborough, HP27 bungalow Princes Risborough (includes garage space) Bonners & Place Farm Way, Monks semi-detached £340,000 £323,000 55.0 £5,873 Babingtons, Princes house Risborough Risborough 2 Bedroom Flats Colombs Estate 12 Place Farm House, HP 27 9JQ maisonette £279,950 £265,953 60.0 £4,433 Agents, Tharne Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - £400,000 - £861,000 £1,433,750 Semi- Detached - £375,000 - - - Terraced - - - - - Flats - £279,950 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats £279,950 £279,950 £279,950 £279,950 £279,950 £279,950
2-Bed Houses £383,333 £340,000 £370,000 £400,000 £405,000 £410,000
3-Bed Houses ------
4-Bed Houses £861,000 £695,000 £773,000 £837,000 £925,000 £1,075,000
5-Bed Houses £1,433,750 £1,195,000 £1,314,375 £1,433,750 £1,553,125 £1,672,500
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - 72.4 - 175.3 251.7 Semi- Detached - 62.6 - - - Terraced - - - - - Flats - 60.0 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats 60.0 60.0 60.0 60.0 60.0 60.0
2-Bed Houses 65.8 55.0 62.6 70.1 71.3 72.4
3-Bed Houses ------
4-Bed Houses 175.3 163.8 173.7 178.5 180.1 180.3
5-Bed Houses 251.7 172.4 212.1 251.7 291.4 331.0 Size Price Address Description Asking Price Less 5% Estate Agent (m2) per m2 Princes Risborough 5 Bedroom Houses Picts Lane, Princes Risborough, Michael Graham, detached house £995,000 £945,250 191.4 £4,939 Buckinghamshire, HP27 Princes Risborough 4 Bedroom Houses Berndene Rise, Princes Hamptons Risborough, Buckinghamshire, detached house £900,000 £855,000 224.8 £3,804 International Sales, HP27 Great Missenden Summerleys Road, Princes Tim Russ & Company, detached house £775,000 £736,250 132.8 £5,544 Risborough Princes Risborough
link detached Colombs Estate The Retreat, Princes Risborough £575,000 £546,250 119.5 £4,570 house Agents, Thame
Afara New Road, Princes link detached The JNP Partnership, £525,000 £498,750 124.0 £4,022 Risborough, HP27 house Princes Risborough
Tim Russ & Company, Willow Way, Princes Risborough detached house £525,000 £498,750 100.8 £4,947 Princes Risborough Julian Carthew Sales Crossfield Road, Princes semi-detached £475,000 £451,250 124.2 £3,633 and Lettings, Risborough house Risborough 3 Bedroom Houses Colombs Estate Whiteleaf Cottage, Whiteleaf detached house £750,000 £712,500 125.1 £5,696 Agents, Thame Summerleys Road, Princes semi-detached Tim Russ & Company, £590,000 £560,500 108.0 £5,190 Risborough house Princes Risborough
Wycombe Road, Princes Bonners & Babingtons, detached house £550,000 £522,500 102.0 £5,123 Risborough Princes Risborough Housesimple Online Poppy Road, Princes semi-detached £515,000 £489,250 114.6 £4,269 Estate Agents, Risborough, HP27 house Nationwide Poppyseed, Poppy Road, new build end-of- £495,000 £470,250 123.0 £3,823 Lea Valley Homes Princes Risborough, HP27 terrace house The Avenue, Princes semi-detached Bonners & Babingtons, Risborough, Buckinghamshire, £475,000 £451,250 121.0 £3,729 house Princes Risborough HP27 0HL 56 Berryfield Road, Princes semi-detached Tim Russ & Company, £450,000 £427,500 114.0 £3,750 Risborough, HP27 0HF house Princes Risborough Poppyseed, Poppy Road, new build terraced £445,000 £422,750 107.0 £3,951 Lea Valley Homes Princes Risborough, HP27 house Jasmine Cres, Princes Tim Russ & Company, terraced house £345,000 £327,750 81.0 £4,046 Risborough Princes Risborough 2 Bedroom Houses Summerleys Road, Princes semi-detached The JNP Partnership, £395,000 £375,250 77.6 £4,836 Risborough, HP27 house Princes Risborough 2 Bedroom Flats Midsummer Place, Manor Park Parkers Estate Agents, Avenue, Princes Risborough, apartment £350,000 £332,500 81.0 £4,105 Thame Buckinghamshire, HP27
1 Peel Lodge, Longwick Road, Bonners & Babingtons, apartment £250,000 £237,500 48.4 £4,907 Princes Risborough Princes Risborough Julian Carthew Sales Longwick Road, Princes apartment £230,000 £218,500 42.3 £5,165 and Lettings, Risborough Risborough 1 Bedroom Flats Windsor Lodge, Wellington Bonners & Babingtons, Avenue, Princes Risborough, apartment £275,000 £261,250 47.0 £5,559 Princes Risborough HP27 9HY Windsor Lodge, Wellington Colombs Estate Avenue, Princes Risborough, retirement flat £270,000 £256,500 51.0 £5,029 Agents, Thame HP27 9HY Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £650,000 £660,000 £995,000 Semi- Detached - £395,000 £507,500 £475,000 - Terraced - - £428,333 - - Flats £272,500 £276,667 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat £272,500 £270,000 £271,250 £272,500 £273,750 £275,000 2-Bed Flats £276,667 £230,000 £240,000 £250,000 £300,000 £350,000 2-Bed Houses £395,000 £395,000 £395,000 £395,000 £395,000 £395,000 3-Bed Houses £512,778 £345,000 £450,000 £495,000 £550,000 £750,000 4-Bed Houses £629,167 £475,000 £525,000 £550,000 £725,000 £900,000 5-Bed Houses £995,000 £995,000 £995,000 £995,000 £995,000 £995,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 113.5 140.4 191.4 Semi- Detached - 77.6 114.4 124.2 - Terraced - - 103.7 - - Flats 49.0 57.2 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat 49.0 47.0 48.0 49.0 50.0 51.0 2-Bed Flats 57.2 42.3 45.4 48.4 64.7 81.0 2-Bed Houses 77.6 77.6 77.6 77.6 77.6 77.6 3-Bed Houses 110.6 81.0 107.0 114.0 121.0 125.1 4-Bed Houses 137.7 100.8 120.6 124.1 130.7 224.8 5-Bed Houses 191.4 191.4 191.4 191.4 191.4 191.4 Size Price per Address Description Asking Price Less 5% Estate Agent (m2) m2 Stokenchurch 5 Bedroom Houses Dells Common, Stokenchurch, Fine & Country, detached house £2,450,000 £2,327,500 739.3 £3,148 High Wycombe, HP14 Hazlemere
Bowling Green, Stokenchurch, Fine & Country, detached house £945,000 £897,750 277.0 £3,240 High Wycombe, HP14 Hazlemere 4 Bedroom Houses Keegan White, Collyer Road, High Wycombe detached house £450,000 £427,500 115.8 £3,693 High Wycombe Keegan White, Slade Road, Stockenchurch detached house £450,000 £427,500 106.0 £4,031 High Wycombe 3 Bedroom Houses semi-detached Keegan White, Jubilee Road, Stockenchurch £450,000 £427,500 120.0 £3,563 house High Wycombe detached Andrew Milsom, Beech Close, Stockenchurch £350,000 £332,500 90.0 £3,696 bungalow Stockenchurch (includes garage space) Homefield Close, High semi-detached Purplebricks.com, £350,000 £332,500 82.5 £4,029 Wycombe, HP14 house London 2 Bedroom Houses Marcourt Road, High Wycombe - semi-detached Purplebricks.com, £350,000 £332,500 69.1 £4,815 Stokenchurch, HP14 bungalow London Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £350,000 £450,000 £1,697,500 Semi- Detached - £350,000 £400,000 - - Terraced - - - - - Flats - - - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats ------2-Bed Houses £350,000 £350,000 £350,000 £350,000 £350,000 £350,000 3-Bed Houses £383,333 £350,000 £350,000 £350,000 £400,000 £450,000 4-Bed Houses £450,000 £450,000 £450,000 £450,000 £450,000 £450,000 5-Bed Houses £1,697,500 £945,000 £1,321,250 £1,697,500 £2,073,750 £2,450,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 90.0 110.9 508.2 Semi- Detached - 69.1 101.3 - - Terraced - - - - - Flats - - - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats ------2-Bed Houses 69.1 69.1 69.1 69.1 69.1 69.1 3-Bed Houses 97.5 82.5 86.2 90.0 105.0 120.0 4-Bed Houses 110.9 106.0 108.5 110.9 113.3 115.8 5-Bed Houses 508.2 277.0 392.6 508.2 623.7 739.3 Asking Size Price per Address Description Less 5% Estate Agent Price (m2) m2 Hazlemere 5 Bedroom Houses Tim Russ & Company, Magnolia Dene, Hazlemere detached house £1,195,000 £1,135,250 235.0 £4,831 Hazlemere
8 Willow Chase, Hazlemere, HP15 Tim Russ & Company, detached house £995,000 £945,250 230.4 £4,102 7QP Hazlemere
Tim Russ & Company, 29 Rushmoor Avenue, Hazlemere detached house £650,000 £617,500 151.3 £4,081 Hazlemere 4 Bedroom Houses Grange Road, Hazlemere, High The JNP Partnership, detached house £875,000 £831,250 178.2 £4,664 Wycombe, HP15 Hazlemere Inkerman Drive, Hazlemere, High Hurst Estate Agents, detached house £675,000 £641,250 133.3 £4,812 Wycombe Hazlemere Ashington Page, 9 De Havilland Drive, Hazlemere terraced house £625,000 £593,750 152.8 £3,886 Beaconsfield De Havilland Drive, Hazlemere, High Ashington Page, terraced house £585,000 £555,750 153.5 £3,621 Wycombe, HP15 Beaconsfield 25 Roberts Ride, Hazlemere, HP15 semi-detached Tim Russ & Company, £450,000 £427,500 102.0 £4,191 7AD house Hazlemere 3 Bedroom Houses Tim Russ & Company, Penn Road, Hazlemere detached house £699,000 £664,050 124.0 £5,355 Hazlemere
39 Penn Road, Hazlemere, HP15 semi-detached Tim Russ & Company, £500,000 £475,000 131.1 £3,623 7LS house Hazlemere semi-detached Wellfield, High Wycombe £495,000 £470,250 111.9 £4,202 YOPA, London house Wye Residential, Lester Grove, Hazlemere detached house £475,000 £451,250 73.0 £6,182 Hazlemere
new build terraced Tim Russ & Company, Barn Lane, Hazlemere £473,000 £449,350 108.0 £4,161 house Hazlemere Wye Residential, Lark Rise, Hazlemere detached house £465,000 £441,750 104.0 £4,248 Hazlemere
Tim Russ & Company, Barn Lane, Hazlemere terraced house £464,950 £441,703 108.0 £4,090 Hazlemere Wye Residential, Farndale Gardens, Hazlemere terraced house £440,000 £418,000 109.9 £3,803 Hazlemere Elder Way, Hazlemere, Chancellors, High detached house £440,000 £418,000 88.3 £4,732 Buckinghamshire, HP15 Wycombe semi-detached Keegan White, High Cedar Avenue, High Wycombe £400,000 £380,000 85.0 £4,471 house Wycombe
semi-detached Tim Russ & Company, 113 Penn Road, Hazlemere £400,000 £380,000 79.0 £4,810 house Hazlemere
Hawthorn Crescent, Hazlemere, The JNP Partnership, terraced house £350,000 £332,500 82.6 £4,025 High Wycombe, HP15 Hazlemere 3 Bedroom Flats 6 St Johns Manor House, Tim Russ & Company, flat £444,950 £422,703 101.0 £4,185 Hazlemere, HP15 7FW Hazlemere 2 Bedroom Houses Wye Residential, Penn Road, Hazlemere end-of-terrace house £450,000 £427,500 69.8 £6,125 Hazlemere Robertsons Estate semi-detached Hawthorn Crescent, Hazlemere £300,000 £285,000 75.5 £3,775 Agents, Flackwell bungalow Heath 2 Bedroom Flats 9 St Johns Manor House, Tim Russ & Company, flat £395,000 £375,250 94.0 £3,992 Hazlemere, HP15 7FW Hazlemere Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £519,750 £775,000 £946,667 Semi- Detached - £300,000 £448,750 £450,000 - Terraced - £450,000 £431,988 £605,000 - Flats - £395,000 £444,950 - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats £395,000 £395,000 £395,000 £395,000 £395,000 £395,000
2-Bed Houses £375,000 £300,000 £337,500 £375,000 £412,500 £450,000
3-Bed Houses £466,829 £350,000 £430,000 £464,975 £480,000 £699,000
4-Bed Houses £642,000 £450,000 £585,000 £625,000 £675,000 £875,000
5-Bed Houses £946,667 £650,000 £822,500 £995,000 £1,095,000 £1,195,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 97.3 155.7 205.6 Semi- Detached - 75.5 101.8 102.0 - Terraced - 69.8 102.1 153.2 - Flats - 94.0 101.0 - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats 94.0 94.0 94.0 94.0 94.0 94.0
2-Bed Houses 72.7 69.8 71.2 72.7 74.1 75.5
3-Bed Houses 100.4 73.0 84.4 106.0 110.4 131.1
4-Bed Houses 144.0 102.0 133.3 152.8 153.5 178.2
5-Bed Houses 205.6 151.3 190.9 230.4 232.7 235.0 Size Price per Address Description Asking Price Less 5% Estate Agent (m2) m2 West Wycombe 4 Bedroom Houses High Wycombe, Chancellors, High detached house £700,000 £665,000 216.5 £3,072 Buckinghamshire, HP12 Wycombe Julian Carthew High Wycombe, Sales and detached house £670,000 £636,500 143.8 £4,426 Buckinghamshire Lettings, Risborough High Wycombe, Chancellors, High detached house £440,000 £418,000 107.9 £3,874 Buckinghamshire, HP12 Wycombe Grafton Street, High Chancellors, High Wycombe, Buckinghamshire, terraced house £400,000 £380,000 114.3 £3,325 Wycombe HP12 Applewick Lane, High Hurst Estate detached house £500,000 £475,000 129.5 £3,669 Agents, High Wycombe Wycombe Copperfields, High Wycombe, Purplebricks.com, detached house £495,000 £470,250 127.4 £3,691 HP12 London includes garage space Downley, Buckinghamshire, Chancellors, High terraced house £425,000 £403,750 105.5 £3,826 HP13 Wycombe 3 Bedroom Houses Gosling Grove, Downley, High The JNP detached house £435,000 £413,250 86.9 £4,755 Wycombe, HP13 Partnership Copperfields, High Wycombe, semi-detached Chancellors, High £440,000 £418,000 96.9 £4,314 Buckinghamshire house Wycombe Oakridge Road, High new build terraced The JNP £435,000 £413,250 87.2 £4,740 Wycombe, HP11 house Partnership Bradenham Road, High semi-detached Purplebricks.com, £395,000 £375,250 86.0 £4,363 Wycombe, HP14 house London Mill End Road, High Wycombe detached house £375,000 £356,250 82.0 £4,345 RyeView Homes
Rosemary Close, High Emoov.co.uk, terraced house £325,000 £308,750 82.0 £3,765 Wycombe Buckinghamshire Mill End Road, High Wycombe, Purplebricks.com, detached house £362,499 £344,374 95.0 £3,625 HP12 London 1 Bedroom Flats West Wycombe Road, High Chancellors, Wycombe, Buckinghamshire, flat £155,000 £147,250 27.3 £5,394 West Wycombe HP12 Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £390,833 £561,000 -
Semi-Detached - - £417,500 - - Terraced - - £380,000 £412,500 - Flats £155,000 - - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat £155,000 £155,000 £155,000 £155,000 £155,000 £155,000 2-Bed Flats ------2-Bed Houses ------3-Bed Houses £395,357 £325,000 £368,750 £395,000 £435,000 £440,000 4-Bed Houses £518,571 £400,000 £432,500 £495,000 £585,000 £700,000 5-Bed Houses ------
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 88.0 145.0 -
Semi-Detached - - 91.5 - - Terraced - - 84.6 109.9 - Flats 27.3 - - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat 27.3 27.3 27.3 27.3 27.3 27.3 2-Bed Flats ------2-Bed Houses ------3-Bed Houses 88.0 82.0 84.0 86.9 91.1 96.9 4-Bed Houses 135.0 105.5 111.1 127.4 136.6 216.5 5-Bed Houses ------Address Description Asking Price Less 5% Size (m2) Price per m2 Estate Agent
High Wycombe 5 Bedroom Houses Amersham Road, High detached house £1,050,000 £997,500 257.5 £3,873 Fine & Country, Hazlemere Wycombe, HP13 Marlow Road, High Wycombe, detached house £985,000 £935,750 266.6 £3,510 Fine & Country, Hazlemere HP11 Downley Village, Crendon House Estate detached house £910,000 £864,500 270.9 £3,191 Buckinghamshire Agents, High Wycombe Amersham Hill, High semi-detached house £795,000 £755,250 257.1 £2,937 Fine & Country, Hazlemere Wycombe, HP13 The Alconbury at Forest Grove at Pine Trees in Daws Hill, new build detached £730,000 £693,500 195.3 £3,551 Taylor Wimpey Doolittle Village, Daws Hill house Lane, High Wycombe, HP11 Shelburne Road, High detached house £650,000 £617,500 159.9 £3,862 Purplebricks.com, London Wycombe, HP12 Highfield Avenue, High Hurst Estate Agents, High detached house £625,000 £593,750 330.5 £1,797 Wycombe Wycombe 81 Roberts Road, High Robertsons Estate Agents, semi-detached house £475,000 £451,250 116.5 £3,873 Wycombe Flackwell Heath Juniper Drive, High Wycombe, semi-detached house £465,000 £441,750 163.2 £2,706 Purplebricks.com, London HP12 Downley Village, Crendon House Estate terraced house £409,950 £389,453 166.8 £2,335 Buckinghamshire Agents, High Wycombe 4 Bedroom Houses Heathfield Road, High detached house £900,000 £855,000 192.6 £4,440 EweMove, UK Wycombe HP12 4DG High Wycombe, Chancellors, High detached house £875,000 £831,250 163.4 £5,088 Buckinghamshire, HP11 Wycombe Amersham Hill Drive, High detached house £825,000 £783,750 200.1 £3,916 Fine & Country, Hazlemere Wycombe, HP13 Brands Hill Avenue, High Keegan White, High detached house £825,000 £783,750 170.7 £4,592 Wycombe Wycombe Totteridge Lane, High Chancellors, High Wycombe, Buckinghamshire, detached house £750,000 £712,500 192.3 £3,706 Wycombe HP13 High Wycombe, Chancellors, High detached house £750,000 £712,500 171.7 £4,151 Buckinghamshire, HP12 Wycombe Barn Court, High Wycombe detached farm house £650,000 £617,500 229.1 £2,695 EweMove, UK HP12 4LQ Keegan White, High Foxhill Close, High Wycombe detached house £699,950 £664,953 146.9 £4,527 Wycombe Hamilton Road, High Hurst Estate Agents, High detached house £650,000 £617,500 160.0 £3,859 Wycombe Wycombe Hurst Estate Agents, High Bailey Close, High Wycombe detached house £650,000 £617,500 142.6 £4,331 Wycombe Desborough Avenue, High detached house £630,000 £598,500 128.3 £4,665 Purplebricks.com, London Wycombe, HP11 Hurst Estate Agents, High Daws Lea, High Wycombe detached house £625,000 £593,750 147.9 £4,016 Wycombe Wye Residential, High Shelley Road, High Wycombe detached house £600,000 £570,000 128.9 £4,421 Wycombe Maybrook Gardens, High Hurst Estate Agents, High detached house £550,000 £522,500 110.4 £4,734 Wycombe Wycombe Wellesbourne Crescent, High Tim Russ & Company, Wycombe, Buckinghamshire, detached house £565,000 £536,750 133.0 £4,034 Hazlemere HP11 Maybrook Gardens, High Hurst Estate Agents. High detached house £550,000 £522,500 110.4 £4,734 Wycombe Wycombe High Wycombe, Chancellors, High terraced house £550,000 £522,500 162.4 £3,217 Buckinghamshire, HP11 Wycombe Hurst Estate Agents, High The Briars, High Wycombe detached house £550,000 £522,500 112.3 £4,651 Wycombe Crendon House Estate Red Kite Way, High Wycombe detached house £549,950 £522,453 122.5 £4,264 Agents, High Wycombe Hampden Road, High Keegan White, High semi-detached house £525,000 £498,750 172.0 £2,900 Wycombe Wycombe Bassetsbury Lane, High new build semi- £525,000 £498,750 110.2 £4,526 The JNP Partnership Wycombe, HP11 detached house Bassetsbury Lane, High new build terraced £519,000 £493,050 115.8 £4,258 The JNP Partnership Wycombe, HP11 house High Wycombe, Chancellors, High semi-detached house £495,000 £470,250 121.8 £3,862 Buckinghamshire, HP12 Wycombe Plot 408 - The Cheddington at Forest Grove at Pine Trees in new build semi- Daws Hill, Doolittle Village, £495,000 £470,250 114.8 £4,096 Taylor Wimpey detached house Daws Hill Lane, High Wycombe, HP11 Willoughbys Walk, High Keegan White, High semi-detached house £489,950 £465,453 123.0 £3,784 Wycombe Wycombe Hurst Estate Agents, High Booker Place, High Wycombe detached house £475,000 £451,250 110.0 £4,102 Wycombe
Turners Drive, High Wycombe, Chancellors, High detached house £475,000 £451,250 120.2 £3,755 Buckinghamshire, HP13 Wycombe
Clarendon Road, High Keegan White, High semi-detached house £430,000 £408,500 134.0 £3,049 Wycombe Wycombe new build semi- Tim Russ & Company, Queens Road, High Wycombe £429,950 £408,453 122.0 £3,348 detached house Hazlemere John North Close, High Hurst Estate Agents, High terraced house £400,000 £380,000 114.0 £3,333 Wycombe Wycombe
Peatey Court, High Wycombe, Chancellors, High terraced house £400,000 £380,000 126.9 £2,995 Buckinghamshire, HP13 Wycombe The Roperies, High Wycombe, terraced house £399,950 £379,953 115.0 £3,304 Purplebricks.com, London HP13 Tadros Court, High Wycombe, terraced house £395,000 £375,250 110.9 £3,384 Purplebricks.com, London HP13 Hurst Estate Agents, High Deeds Grove, High Wycombe detached house £390,000 £370,500 103.8 £3,571 Wycombe High Wycombe, Chancellors, High semi-detached house £390,000 £370,500 130.5 £2,840 Buckinghamshire, HP13 Wycombe 3 Bedroom Houses High Wycombe, detached house £670,000 £636,500 143.0 £4,451 Settled, National Buckinghamshire, HP13 7LW Plot 412 - The Cambourne at Forest Grove at Pine Trees in new build terraced Daws Hill, Doolittle Village, £615,000 £584,250 154.6 £3,779 Taylor Wimpey house Daws Hill Lane, High Wycombe, HP11 Plot 410- The Chepstow at Forest Grove at Pine Trees in new build end-of- Daws Hill, Doolittle Village, £615,000 £584,250 158.4 £3,688 Taylor Wimpey terrace house Daws Hill Lane, High Wycombe, HP11 Plot 413 - The Chelmsford at Forest Grove at Pine Trees in new build terraced Daws Hill, Doolittle Village, £550,000 £522,500 130.7 £3,998 Taylor Wimpey house Daws Hill Lane, High Wycombe, HP11 Acorn Gardens, High Keegan White, High detached house £525,000 £498,750 111.6 £4,469 Wycombe Wycombe Keegan White, High Cressex Road, High Wycombe detached house £499,950 £474,953 102.0 £4,656 Wycombe High Wycombe, Chancellors, High detached house £499,950 £474,953 94.1 £5,045 Buckinghamshire, HP12 Wycombe Bassetsbury Lane, Hamptons International semi-detached house £465,000 £441,750 119.2 £3,706 Buckinghamshire, HP11 Sales, Beaconsfield Totteridge Road, High detached house £485,000 £460,750 103.8 £4,439 Purplebricks.com, London Wycombe, HP13 Hurst Estate Agents, High Booker Place, High Wycombe detached house £450,000 £427,500 105.0 £4,071 Wycombe Red Kite Way, High Wycombe, Hurst Estate Agents, High detached house £450,000 £427,500 84.0 £5,089 HP13 5SF Wycombe Cressex Road, High Wycombe semi-detached house £449,950 £427,453 108.9 £3,926 Andrew Milsom, Marlow
Queens Road, High Wycombe, new build terraced £429,950 £408,453 109.3 £3,736 The JNP Partnership HP13 house Copyground Lane, High Wye Residential, High detached house £425,000 £403,750 112.4 £3,592 Wycombe Wycombe Keep Hill Drive, High Keegan White, High semi-detached house £425,000 £403,750 91.0 £4,437 Wycombe Wycombe
The Chimes, High Wycombe, Chancellors, High semi-detached house £425,000 £403,750 90.9 £4,442 Buckinghamshire, HP11 Wycombe
London Road, High Wycombe detached house £425,000 £403,750 80.5 £5,016 RyeView Homes Crendon House Estate East Side, High Wycombe semi-detached house £415,000 £394,250 112.3 £3,511 Agents, High Wycombe
Terriers Lane, High Wycombe, Chancellors, High semi-detached house £400,000 £380,000 115.8 £3,282 Buckinghamshire, HP13 Wycombe
22 Westover Road, Downley, Keegan White, High semi-detached house £400,000 £380,000 100.3 £3,789 HP13 5HY Wycombe Queens Road, High Wycombe, new build terraced £399,950 £379,953 98.1 £3,873 The JNP Partnership HP13 house
8 Rye Gardens, Queens Road, new build terraced Tim Russ & Company, £399,950 £379,953 105.0 £3,619 High Wycombe, HP13 6AH house Hazlemere
Downley Village, Crendon House Estate terraced house £399,950 £379,953 86.0 £4,418 Buckinghamshire Agents, High Wycombe Keegan White, High Philip Road, High Wycombe detached house £390,000 £370,500 96.4 £3,843 Wycombe Hughenden Road, High semi-detached house £380,000 £361,000 79.1 £4,564 Purplebricks.com, London Wycombe, HP13 Clearbrook Close, Loudwater, semi-detached house £375,000 £356,250 66.6 £5,349 Romans, Beaconsfield Buckinghamshire Desborough Avenue, High Chancellors, High Wycombe, Buckinghamshire, semi-detached house £375,000 £356,250 90.2 £3,950 Wycombe HP11 Hepplewhite Close, High Robertsons Estate Agents, semi-detached house £375,000 £356,250 125.9 £2,830 Wycombe Flackwell Heath Hurst Estate Agents, High New Road, High Wycombe semi-detached house £375,000 £356,250 120.0 £2,969 Wycombe Hurst Estate Agents, High Hatters Lane, High Wycombe semi-detached house £375,000 £356,250 74.0 £4,814 Wycombe Hurst Estate Agents, High Arundel Road, High Wycombe semi-detached house £375,000 £356,250 112.6 £3,164 Wycombe 108 Chapel Lane, High Keegan White, High semi-detached house £375,000 £356,250 88.0 £4,048 Wycombe Wycombe Mill End Road, High Wycombe detached house £375,000 £356,250 82.0 £4,345 RyeView Homes
Emoov.co.uk, Tenzing Drive, High Wycombe semi-detached house £374,950 £356,203 89.9 £3,963 Buckinghamshire Crendon House Estate Amersham Hill, High Wycombe terraced house £360,000 £342,000 79.3 £4,313 Agents, High Wycombe Keegan White, High Hobart Road, High Wycombe semi-detached house £360,000 £342,000 101.0 £3,386 Wycombe Baring Road, High Wycombe, semi-detached house £359,950 £341,953 89.4 £3,825 Barker Stone, Marlow HP13
London Road, High Wycombe, Chancellors, High semi-detached house £350,000 £332,500 84.0 £3,958 Buckinghamshire, HP13 Wycombe
High Wycombe, Chancellors, High terraced house £350,000 £332,500 78.0 £4,263 Buckinghamshire, HP13 Wycombe Mill End Road, High Wycombe, semi-detached house £349,950 £332,453 83.8 £3,967 Purplebricks.com, London HP12 Totteridge, High Wycombe, Chancellors, High semi-detached house £340,000 £323,000 85.1 £3,796 Buckinghamshire, HP13 Wycombe High Wycombe, Chancellors, High semi-detached house £335,000 £318,250 85.0 £3,744 Buckinghamshire, HP13 Wycombe Micklefield Road, High Chancellors, High Wycombe, Buckinghamshire, semi-detached house £330,000 £313,500 90.9 £3,449 Wycombe HP13 Mickelfield Road, High Chancellors, High Wycombe, Buckinghamshire, terraced house £325,000 £308,750 90.7 £3,404 Wycombe HP13 Keegan White, High Bowerdean Road, Wycombe semi-detached house £310,000 £294,500 92.0 £3,201 Wycombe Laburnum Road, High semi-detached house £300,000 £285,000 82.0 £3,476 RyeView Homes Wycombe Spearing Road, High Hurst Estate Agents, High terraced house £275,000 £261,250 74.0 £3,530 Wycombe Wycombe 3 Bedroom Apartments Crendon House Estate Rivers Edge, High Wycombe apartment £319,950 £303,953 77.0 £3,947 Agents, High Wycombe Cometa, Kingsmead Road, The Frost Partnership, flat £315,000 £299,250 58.0 £5,159 High Wycombe, HP11 Flackwell Heath Hurst Estate Agents, High Cressex Road, High Wycombe apartment £260,000 £247,000 109.8 £2,250 Wycombe 2 Bedroom Houses Wycombe Marsh, High Crendon House Estate semi-detached house £349,950 £332,453 98.9 £3,362 Wycombe Agents, High Wycombe Crendon House Estate Pinions, High Wycombe terraced house £319,950 £303,953 69.5 £4,373 Agents, High Wycombe High Wycombe, Chancellors, High terraced house £300,000 £285,000 65.2 £4,371 Buckinghamshire, HP13 Wycombe Hurst Estate Agents, High Fair Ridge, High Wycombe terraced house £300,000 £285,000 54.0 £5,278 Wycombe Downley Heights, High Chancellors, High Wycombe, Buckinghamshire, terraced house £290,000 £275,500 58.7 £4,693 Wycombe HP13 2 Bedroom Apartments High Wycombe, Chancellors, High flat £350,000 £332,500 78.2 £4,252 Buckinghamshire, HP12 Wycombe
Stuart Road, High Wycombe Crendon House Estate new build apartment £350,000 £332,500 77.7 £4,279 Town Centre Agents, High Wycombe
Chenille Drive, High Wycombe, The Frost Partnership, flat £320,000 £304,000 70.7 £4,300 HP11 Flackwell Heath Chequers Avenue, High apartment £325,000 £308,750 65.0 £4,750 JP Knight, Wallington Wycombe High Wycombe, Chancellors, High flat £300,000 £285,000 83.1 £3,430 Buckinghamshire, HP13 Wycombe Skyline Mews, High Wycombe flat £295,000 £280,250 63.1 £4,443 Andrew Milsom, Marlow Keegan White, High Skyline Mews, High Wycombe flat £290,000 £275,500 63.0 £4,373 Wycombe High Wycombe, Chancellors, High flat £275,000 £261,250 71.7 £3,644 Buckinghamshire, HP13 Wycombe Beech Trees Road, High flat £275,000 £261,250 57.8 £4,520 Connells, High Wycombe Wycombe High Wycombe, Chancellors, High flat £275,000 £261,250 61.4 £4,255 Buckinghamshire, HP11 Wycombe Kingshill Crescent, High Chancellors, High Wycombe, Buckinghamshire, flat £275,000 £261,250 62.1 £4,207 Wycombe HP13 Holly Place, Kingsmead Road, The Frost Partnership, flat £270,000 £256,500 52.3 £4,904 Loudwater, HP11 Flackwell Heath Totteridge Avenue, High Keegan White, High flat £265,000 £251,750 63.0 £3,996 Wycombe Wycombe High Wycombe, Chancellors, High flat £254,950 £242,203 61.7 £3,925 Buckinghamshire, HP13 Wycombe Princes Gate, High Wycombe, Chancellors, High flat £250,000 £237,500 65.0 £3,654 HP13 Wycombe High Wycombe, Chancellors, High maisonette £250,000 £237,500 58.9 £4,032 Buckinghamshire, HP12 Wycombe
London Road, High Wycombe, Chancellors, High flat £250,000 £237,500 53.4 £4,448 Buckinghamshire, P11 Wycombe
Hurst Estate Agents, High Princes Gate, High Wycombe apartment £250,000 £237,500 63.0 £3,770 Wycombe High Wycombe, Chancellors, High flat £239,950 £227,953 55.3 £4,122 Buckinghamshire, HP12 Wycombe Maitland Drive, High Wycombe flat £239,950 £227,953 42.5 £5,364 Leaders, High Wycombe
High Wycombe, Chancellors, High flat £235,000 £223,250 46.4 £4,811 Buckinghamshire, HP13 Wycombe High Wycombe, Chancellors, High flat £230,000 £218,500 51.8 £4,218 Buckinghamshire, HP12 Wycombe Totteridge Avenue, High Housesimple Online flat £225,000 £213,750 46.0 £4,647 Wycombe, HP13 Estates Tavistock Mews, High flat £224,950 £213,703 51.0 £4,190 RyeView Homes Wycombe West Wycombe Road, High Chancellors, High Wycombe, Buckinghamshire, flat £215,000 £204,250 50.4 £4,053 Wycombe HP11 Lingfield Close, High Chancellors, High Wycombe, Buckinghamshire, flat £200,000 £190,000 47.8 £3,975 Wycombe HP13 Maitland Drive, High Wycombe flat £158,367 £150,449 42.5 £3,540 Homewise, Surrey 1 Bedroom Apartments High Wycombe, Chancellors, High flat £225,000 £213,750 49.0 £4,362 Buckinghamshire, HP11 Wycombe West Wycombe Road, High flat £210,000 £199,500 44.4 £4,493 RyeView Homes Wycombe High Wycombe, Chancellors, High flat £210,000 £199,500 52.7 £3,786 Buckinghamshire, HP12 Wycombe Keegan White, High Church Street, High Wycombe new build flat £190,000 £180,500 45.0 £4,011 Wycombe Crendon House Estate Gandon Vale, High Wycombe flat £189,950 £180,453 35.7 £5,055 Agents St. Hughs Avenue, High flat £185,000 £175,750 45.9 £3,829 Leaders, High Wycombe Wycombe Old Coach Drive, High flat £184,950 £175,703 34.5 £5,093 Leaders, High Wycombe Wycombe West Wycombe Road, High Chancellors, High flat £175,000 £166,250 37.7 £4,410 Wycombe Wycombe West Wycombe Road, High Chancellors, High Wycombe, Buckinghamshire, flat £155,000 £147,250 27.3 £5,394 Wycombe HP12 St. Hughs Avenue, High flat £122,100 £115,995 45.9 £2,527 Homewise, Surrey Wycombe Old Coach Drive, High flat £122,067 £115,964 34.5 £3,361 Homewise, Surrey Wycombe Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £472,264 £644,519 £825,000 Semi- Detached - £349,950 £373,742 £472,488 £578,333 Terraced - £302,488 £429,073 £443,992 £409,950 Flats £179,006 £262,525 £298,317 - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat £179,006 £122,067 £165,000 £185,000 £200,000 £225,000 2-Bed Flats £262,525 £158,367 £237,475 £254,950 £282,500 £350,000 2-Bed Houses £311,980 £290,000 £300,000 £300,000 £319,950 £349,950 3-Bed Houses £410,840 £275,000 £360,000 £390,000 £439,950 £670,000 4-Bed Houses £570,821 £390,000 £475,000 £550,000 £650,000 £900,000 5-Bed Houses £709,495 £409,950 £512,500 £690,000 £881,250 £1,050,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 101.4 147.5 246.8 Semi- Detached - 98.9 95.3 128.5 178.9 Terraced - 61.9 105.8 124.2 166.8 Flats 41.1 59.4 81.6 - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat 41.1 27.3 35.1 44.4 45.9 52.7 2-Bed Flats 59.4 42.5 51.4 61.4 64.0 83.1 2-Bed Houses 69.3 54.0 58.7 65.2 69.5 98.9 3-Bed Houses 99.1 66.6 84.5 92.0 110.5 158.4 4-Bed Houses 139.1 103.8 114.9 128.3 161.2 229.1 5-Bed Houses 218.4 116.5 164.1 226.2 264.3 330.5 Size Price per Address Description Asking Price Less 5% Estate Agent (m2) m2 Loudwater 5 Bedroom Houses London Road, Loudwater, High new build semi- Andrew Milsom, £599,950 £569,953 185.2 £3,078 Wycombe detached house Stokenchurch 4 Bedroom Houses The Sidings, Kingsmead Road, detached house £585,000 £555,750 101.7 £5,465 EweMove, UK High Wycombe HP11 1GE Bridge Bank Close, Loudwater, Chancellors, High detached house £575,000 £546,250 119.1 £4,586 High Wycombe Wycombe Tim Russ & London Road, Loudwater, High detached house £535,000 £508,250 139.0 £3,656 Company, Wycombe Beaconsfield London Road, Loudwater, High Keegan White, High detached house £525,000 £498,750 119.0 £4,191 Wycombe Wycombe Robertsons Estate 14 Woodside Close, Loudwater detached house £495,000 £470,250 111.3 £4,225 Agents, Flackwell Heath The Rise, Loudwater, High semi-detached house £450,000 £427,500 112.9 £3,787 RyeView Homes Wycombe Crendon House The Sidings, High Wycombe semi-detached house £424,950 £403,703 126.2 £3,199 Estate Agents, High Wycombe 3 Bedroom Houses Tim Russ & Hammersley Lane, Tylers Green detached bungalow £795,000 £755,250 148.0 £5,103 Company, Borders Beaconsfield Robertsons Estate Altona Road, Loudwater semi-detached house £425,000 £403,750 99.7 £4,050 Agents, Flackwell Heath Robertsons Estate Derehams Avenue, Loudwater, semi-detached £400,000 £380,000 161.7 £2,350 Agents, Flackwell bungalow High Wycombe Heath Crendon House Boundary Road, Loudwater semi-detached house £309,950 £294,453 72.0 £4,090 Estate Agents, Wooburn Green
Robinson Road, Loudwater, High The Frost Partnership, semi-detached house £425,000 £403,750 97.0 £4,162 Wycombe, HP13 Flackwell Heath 2 Bedroom Flats Cometa, Kingsmead Road, High The Forst Partnership, flat £315,000 £299,250 58.0 £5,159 Wycombe, HP11 Flackwell Heath
Apple Tree Close, Loudwater, Chancellors, High flat £300,000 £285,000 83.1 £3,430 Buckinghamshire, HP13 Wycombe Kingsmead Road, Loudwater, Chancellors, High flat £270,000 £256,500 52.3 £4,904 Buckinghamshire, HP11 Wycombe Freer Crescent, Loudwater, High Hurst Estate Agents, apartment £260,000 £247,000 57.0 £4,333 Wycombe High Wycombe
Morris Mews, Rugby Rise, The Forst Partnership, flat £250,000 £237,500 56.0 £4,241 Loudwater, HP11 Flackwell Heath London Road, Loudwater, High Leaders, High flat £245,000 £232,750 52.7 £4,417 Wycombe Wycombe Elder Close, High Wycombe, Chancellors, High flat £230,000 £218,500 48.5 £4,505 Buckinghamshire, HP11 Wycombe Aspen Court, Freer Crescent, flat £245,000 £232,750 55.0 £4,232 YOPA, London High Wycombe 1 Bedroom Flats Robertsons Estate 8 Litton Close, London Road, flat £225,000 £213,750 50.5 £4,233 Agents, Flackwell Loudwater Heath Old Coach Drive, Loudwater, High Leaders, High flat £184,950 £175,703 34.5 £5,093 Wycombe Wycombe Robertsons Estate 44 Dolphin Court, Kingsmead flat £179,950 £170,953 29.8 £5,737 Agents, Flackwell Road, Loudwater Heath
Old Coach Drive, High Wycombe flat £122,067 £115,964 34.5 £3,361 Homewise, Surrey Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £795,000 £543,000 -
Semi-Detached - - £389,988 £437,475 £599,950 Terraced - - - - - Flats £177,992 £264,375 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat £177,992 £122,067 £165,479 £182,450 £194,963 £225,000 2-Bed Flats £264,375 £230,000 £245,000 £255,000 £277,500 £315,000 2-Bed Houses ------3-Bed Houses £470,990 £309,950 £400,000 £425,000 £425,000 £795,000 4-Bed Houses £512,850 £424,950 £472,500 £525,000 £555,000 £585,000 5-Bed Houses £599,950 £599,950 £599,950 £599,950 £599,950 £599,950
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 148.0 118.0 -
Semi-Detached - - 107.6 119.6 185.2 Terraced - - - - - Flats 37.3 57.8 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat 37.3 29.8 33.3 34.5 38.5 50.5 2-Bed Flats 57.8 48.5 52.6 55.5 57.3 83.1 2-Bed Houses ------3-Bed Houses 115.7 72.0 97.0 99.7 148.0 161.7 4-Bed Houses 118.5 101.7 112.1 119.0 122.7 139.0 5-Bed Houses 185.2 185.2 185.2 185.2 185.2 185.2 Size Price per Address Description Asking Price Less 5% Estate Agent (m2) m2 Wooburn Green 5 Bedroom Houses Herons Court, Manor Gardens, Ashington Page, detached house £1,295,000 £1,230,250 303.4 £4,055 Wooburn Green Beaconsfield 4 Bedroom Houses Wycombe Lane, Wooburn Green, Hamptons International detached house £695,000 £660,250 208.9 £3,161 Buckinghamshire, HP10 Sales
Boundary Road, Wooburn Green, The Frost Partnership, detached house £599,999 £569,999 170.0 £3,353 HP10 Flackwell Heath 3 Bedroom Houses semi-detached Town Lane, Wooburn Green £535,000 £508,250 102.9 £4,940 Barker Stone, Marlow house Crendon House Estate semi-detached Stratford Drive, Wooburn Green £450,000 £427,500 73.2 £5,840 Agents, Wooburn house Green
Old Moor Lane, Wooburn Moor, The Frost Partnership, terraced house £425,000 £403,750 64.0 £6,309 Wooburn Green, HP10 Beaconsfield Andrew Milsom, Wye Road, Wooburn Green detached house £399,950 £379,953 86.1 £4,411 Bourne End Boundary Road, Loudwater, High semi-detached Leaders, High £309,950 £294,453 38.4 £7,668 Wycombe house Wycombe 2 Bedroom Houses semi-detached Wash Hill, Wooburn Green £525,000 £498,750 83.5 £5,973 Romans, Beaconsfield house Ashington Page, Wooburn Green detached house £405,000 £384,750 91.4 £4,210 Beaconsfield Andrew Milsom, Wooburn Town terraced house £339,950 £322,953 46.8 £6,905 Bourne End 2 Bedroom Flats Tudor Mill, Red Lion Way, apartment £365,000 £346,750 49.6 £6,991 Romans, Beaconsfield Wooburn Green Wheatsheaf House, Glory Mill The Frost Partnership, flat £349,950 £332,453 61.0 £5,450 Lane, Wooburn Green, HP10 Beaconsfield Wooburn Green, Chancellors, High flat £315,000 £299,250 70.0 £4,275 Buckinghamshire, HP10 Wycombe Robertsons Estate 7 Old Watery Lane, Wooburn flat £265,000 £251,750 48.4 £5,201 Agents, Flackwell Manor Heath Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - £405,000 £399,950 £647,500 £1,295,000 Semi- Detached - £525,000 £431,650 - - Terraced - £339,950 £425,000 - - Flats - £323,738 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats £323,738 £265,000 £302,500 £332,475 £353,713 £365,000 2-Bed Houses £423,317 £339,950 £372,475 £405,000 £465,000 £525,000 3-Bed Houses £423,980 £309,950 £399,950 £425,000 £450,000 £535,000 4-Bed Houses £647,500 £599,999 £623,749 £647,500 £671,250 £695,000 5-Bed Houses £1,295,000 £1,295,000 £1,295,000 £1,295,000 £1,295,000 £1,295,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - 91.4 86.1 189.5 303.4 Semi- Detached - 83.5 71.5 - - Terraced - 46.8 64.0 - - Flats - 57.3 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats 57.3 48.4 49.3 55.3 63.3 70.0 2-Bed Houses 73.9 46.8 65.1 83.5 87.5 91.4 3-Bed Houses 72.9 38.4 64.0 73.2 86.1 102.9 4-Bed Houses 189.5 170.0 179.7 189.5 199.2 208.9 5-Bed Houses 303.4 303.4 303.4 303.4 303.4 303.4 Size Address Description Asking Price Less 5% Price per m2 Estate Agent (m2) Marlow 5 Bedroom Houses Riverwoods Drive, Marlow, Hamptons detached house £2,495,000 £2,370,250 379.0 £6,254 Buckinghamshire, SL7 International Sales Temple, Marlow, Hamptons semi-detached house £2,250,000 £2,137,500 351.8 £6,076 Buckinghamshire, SL7 International Sales Frieth Road, Marlow, Ballards Estate detached house £1,150,000 £1,092,500 217.2 £5,030 Buckinghamshire, SL7 Agents, Marlow Widmere Lane, Marlow, Hamptons semi-detached house £1,145,000 £1,087,750 317.0 £3,431 Buckinghamshire, SL7 International Sales Meadow View, Marlow Bonners & detached house £750,000 £712,500 176.0 £4,048 Bottom Babingtons, Marlow Highwoods Drive, Marlow Bonners & Bottom, Buckinghamshire, detached house £650,000 £617,500 140.0 £4,411 Babingtons, Marlow SL7 3PY 4 Bedroom Houses
St. Peter Street, Marlow, Hamptons detached house £3,750,000 £3,562,500 304.6 £11,695 Buckinghamshire, SL7 International Sales
Andrew Milsom, Frieth Road, Marlow detached house £2,250,000 £2,137,500 276.4 £7,734 Marlow Frieth Road, Marlow, Hamptons detached house £1,950,000 £1,852,500 326.1 £5,681 Buckinghamshire, SL7 International Sales Mill Road, Marlow, Hamptons semi-detached house £1,950,000 £1,852,500 328.4 £5,640 Buckinghamshire, SL7 International Sales Hanley Road, Marlow, Bonners & detached house £1,900,000 £1,805,000 231.6 £7,793 Buckinghamshire, SL7 2DQ Babingtons, Marlow St Peter Street, Marlow, Ballards Estate end-of-terrace house £1,850,000 £1,757,500 180.6 £9,733 Buckinghamshire, SL7 Agents, Marlow Andrew Milsom, Henley Road, Marlow detached house £1,595,000 £1,515,250 266.0 £5,696 Marlow The Shaw at Portland Gardens, Malthouse Way, new build terraced £1,475,000 £1,401,250 182.0 £7,699 Crest Nicholson Ltd Marlow, Buckinghamshire, house SL7 1 Beechwood Nurseries, Andrew Milsom, detached house £1,469,500 £1,396,025 224.5 £6,217 Marlow Marlow Andrew Milsom, Quoitings Drive, Marlow terraced house £1,035,000 £983,250 159.4 £6,168 Marlow Conniston Close, West Bonners & detached house £1,000,000 £950,000 199.4 £4,765 Marlow Babingtons, Marlow Woodland Way, Marlow, Hamptons detached house £895,000 £850,250 171.6 £4,956 Buckinghamshire, SL7 International Sales Meadow View, Marlow Simmons & Sons, detached house £799,999 £759,999 130.5 £5,826 Bottom Marlow Chancellors, Henley- Claymoor Park, Marlow, SL7 detached house £775,000 £736,250 170.1 £4,329 on-Thames
Station Road, Marlow, Hamptons terraced house £725,000 £688,750 115.4 £5,968 Buckinghamshire, SL7 International Sales Claymoor Park, Marlow, SL7 Bonners & semi-detached house £675,000 £641,250 160.4 £3,998 3DL Babingtons, Marlow Beechtree Avenue, Marlow Andrew Milsom, detached house £645,000 £612,750 169.7 £3,611 Bottom Marlow Andrew Milsom, Barnhill Gardens, Marlow semi-detached house £599,950 £569,953 126.9 £4,491 Marlow Marlow Bottom Road, Marlow Simmons & Sons, semi-detached house £580,000 £551,000 115.9 £4,754 Bottom Marlow Simmons & Sons, Highwoods Drive, Marlow detached house £549,950 £522,453 96.6 £5,408 Marlow Andrew Milsom, New Road, Marlow Bottom semi-detached house £545,000 £517,750 104.2 £4,971 Marlow 3 Bedroom Houses Claremont Gardens, Marlow, new build semi- Ballards Estate £975,000 £926,250 133.8 £6,921 Buckinghamshire, SL7 detached house Agents, Marlow Andrew Milsom, Westwood Road, Marlow detached bungalow £895,000 £850,250 113.1 £7,516 Marlow Bovingdon Green, Marlow Barker Stone, semi-detached house £895,000 £850,250 107.2 £7,931 SL7 Marlow The Villas at Portland Gardens, Malthouse Way, new build terraced £824,950 £783,703 82.2 £9,528 Crest Nicholson Ltd Marlow, Buckinghamshire, house SL7 Temple Mill Island, Marlow, Ballards Estate end-of-terrace house £795,000 £755,250 110.8 £6,818 Buckinghamshire, SL7 Agents, Marlow Oxford Road, Marlow, Ballards Estate end-of-terrace house £695,000 £660,250 115.5 £5,714 Buckinghamshire, SL7 Agents, Marlow Andrew Milsom, Southview Road, Marlow semi-detached house £689,500 £655,025 114.6 £5,715 Marlow Simmons & Sons, Redgrave Place, Marlow detached house £685,000 £650,750 131.0 £4,968 Marlow Andrew Milsom, Wethered Road, Marlow detached bungalow £625,000 94.2 £7,880 £593,750 Marlow Squirrel Rise, Marlow, Bonners & detached house £600,000 £570,000 144.8 £3,938 Buckinghamshire, SL7 3PN Babingtons, Marlow Simmons & Sons, Wycombe Road, Marlow detached house £579,950 £550,953 88.7 £6,211 Marlow Simmons & Sons, Barnhill Gardens, Marlow semi-detached house £575,000 £546,250 91.5 £5,970 Marlow Bonners & Oak Tree Road, Marlow semi-detached house £575,000 £546,250 84.0 £6,503 Babingtons, Marlow Hill Farm Road, Marlow Bonners & Bottom, Buckinghamshire, semi-detached house £550,000 £522,500 110.0 £4,750 Babingtons, Marlow SL7 3LX Simmons & Sons, Newfield Gardens, Marlow semi-detached house £539,950 £512,953 108.5 £4,728 Marlow Dean Street, Marlow, Ballards Estate semi-detached house £539,500 £512,525 83.0 £6,178 Buckinghamshire, SL7 Agents, Marlow Brill Close, Marlow, Ballards Estate terraced house £495,000 £470,250 67.9 £6,926 Buckinghamshire, SL7 Agents, Marlow Bisham Court, Bisham, Hamptons Marlow, Buckinghamshire, semi-detached house £475,000 £451,250 78.4 £5,756 International Sales SL7 Andrew Milsom, Herons Place, Marlow end-of-terrace house £470,000 £446,500 74.0 £6,034 Marlow Housesimple Online The Chase, Marlow, SL7 terraced house £370,000 £351,500 68.8 £5,109 Estate Agents Simmons & Sons, Eliott Drive, Marlow terraced house £375,000 £356,250 78.1 £4,561 Marlow Gunthorpe Road, Marlow, Purplebricks.com, end-of-terrace house £360,000 £342,000 91.1 £3,754 SL7 London 2 Bedroom Houses Granville Residential, West Street, Central Marlow detached house £1,000,000 £950,000 139.7 £6,798 Marlow
West Street, Marlow, Ballards Estate semi-detached house £849,950 £807,453 104.1 £7,753 Buckinghamshire, SL7 Agents, Marlow Andrew Milsom, Malthouse Way, Marlow terraced house £649,000 £616,550 74.8 £8,245 Marlow Purplebricks.com, Savill Way, Marlow, SL7 semi-detached house £369,995 £351,495 70.5 £4,986 London 2 Bedroom Flats Wethered Park, Marlow, Ballards Estate flat £695,000 £660,250 81.7 £8,085 Buckinghamshire, SL7 Agents, Marlow Windsor Court at Portland Gardens, Malthouse Way, new build apartment £729,950 £693,453 88.0 £7,880 Crest Nicholson Ltd Marlow, Buckinghamshire, SL7 Windsor Court at Portland Gardens, Malthouse Way, new build apartment £724,950 £688,703 94.0 £7,327 Crest Nicholson Ltd Marlow, Buckinghamshire, SL7 Windsor Court at Portland Gardens, Malthouse Way, new build apartment £679,950 £645,953 83.0 £7,783 Crest Nicholson Ltd Marlow, Buckinghamshire, SL7 Wethered Park, Marlow, Ballards Estate flat £675,000 £641,250 80.0 £8,016 Buckinghamshire, SL7 Agents, Marlow Windsor Court at Portland Gardens, Malthouse Way, new build apartment £599,950 £569,953 67.0 £8,507 Crest Nicholson Ltd Marlow, Buckinghamshire, SL7 Bonners & Temple, Marlow maisonette £585,000 £555,750 75.1 £7,405 Babingtons, Marlow
Tweenfields, Highfield Park, Simmons & Sons, apartment £499,950 £474,953 92.1 £5,159 Marlow Marlow Andrew Milsom, Rivermead Court, Marlow apartment £475,000 £451,250 67.0 £6,735 Marlow Klondyke House, Klondyke, Ballards Estate Marlow, Buckinghamshire, flat £450,000 £427,500 62.2 £6,869 Agents, Marlow SL7 Beaumont Rise, Marlow, Bonners & flat £410,000 £389,500 67.0 £5,813 Buckinghamshire, SL7 1EB Babingtons, Marlow Leighton House, 13 Glade Ballards Estate Road, Marlow, flat £410,000 £389,500 74.5 £5,228 Agents, Marlow Buckinghamshire, SL7 Barker Stone, Eastwood Court, Marlow maisonette £285,000 £270,750 62.0 £4,367 Marlow Newtown Road, Marlow, Barker Stone, flat £279,950 £265,953 50.6 £5,256 Bucks Marlow Granville Residential, Savill Way, Marlow flat £269,500 £256,025 47.9 £5,345 Marlow
Barker Stone, Newtown Road, Marlow, SL7 flat £319,950 £303,953 52.5 £5,790 Marlow Barker Stone, Wethered Road, Marlow, SL7 flat £299,950 £284,953 51.5 £5,533 Marlow 1 Bedroom Flats Newtown Road, Marlow, Barker Stone, flat £240,000 £228,000 32.4 £7,037 Bucks Marlow Granville Residential, Savill Way, Marlow flat £235,000 £223,250 31.5 £7,087 Marlow Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - £1,000,000 £676,990 £1,464,954 £1,261,250
Semi-Detached - £609,973 £645,994 £869,990 £1,697,500 Terraced - £649,000 £548,119 £1,271,250 - Flats £237,500 £493,476 - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat £237,500 £235,000 £236,250 £237,500 £238,750 £240,000 2-Bed Flats £493,476 £269,500 £319,950 £475,000 £675,000 £729,950 2-Bed Houses £717,236 £369,995 £579,249 £749,475 £887,463 £1,000,000 3-Bed Houses £617,448 £360,000 £506,125 £577,475 £693,625 £975,000 4-Bed Houses £1,286,400 £545,000 £675,000 £1,000,000 £1,850,000 £3,750,000 5-Bed Houses £1,406,667 £650,000 £848,750 £1,147,500 £1,975,000 £2,495,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - 139.7 114.4 213.9 228.1
Semi-Detached - 87.3 101.2 167.2 334.4 Terraced - 74.8 86.1 159.3 - Flats 32.0 70.4 - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat 32.0 31.5 31.7 32.0 32.2 32.4 2-Bed Flats 70.4 47.9 62.0 67.0 81.7 94.0 2-Bed Houses 97.3 70.5 73.7 89.5 113.0 139.7 3-Bed Houses 98.7 67.9 82.4 92.8 112.5 144.8 4-Bed Houses 192.4 96.6 130.5 171.6 231.6 328.4 5-Bed Houses 263.5 140.0 186.3 267.1 343.1 379.0 Size Price per Address Description Asking Price Less 5% Estate Agent (m2) m2 Bourne End 5 Bedroom Houses The Frost new build detached Harvest Hill, Bourne End, SL8 £4,400,000 £4,180,000 607.1 £6,885 Partnership, house Beaconsfield Donkey Lane, Bourne End, Knight Frank, detached house £2,150,000 £2,042,500 214.2 £9,535 Buckinghamshire, SL8 Beaconsfield 2 Riverdene, Claytons Meadow, new build detached Hunt & Nash, Bourne End £1,400,000 £1,330,000 244.0 £5,452 house Bourne End Buckinghamshire SL8 5DQ *includes garage space Georgian Heights, Bourne End, Knight Frank, detached house £1,399,950 £1,329,953 316.6 £4,200 Buckinghamshire, SL8 Beaconsfield Bonners & Abbotsbrook, Bourne End detached house £1,395,000 £1,325,250 228.0 £5,813 Babingtons, Marlow Andrew Milsom, New Road, Bourne End detached house £850,000 £807,500 168.0 £4,807 Bourne End Hawks Hill, Bourne End, Hamptons detached house £1,150,000 £1,092,500 237.2 £4,605 Buckinghamshire, SL8 International Sales 4 Bedroom Houses Braxton, Hawks Hill, Bourne End detached house £1,850,000 £1,757,500 290.3 £6,054 Maidenhead Hillside House, Kiln Lane, Andrew Milsom, detached house £1,375,000 £1,306,250 208.7 £6,260 Bourne End Bourne End Abbotsbrook, Bourne End, detached house £1,365,000 £1,296,750 179.0 £7,244 Savills, Beaconsfield Buckinghamshire, SL8 Ashington Page, The Drive, Bourne End detached house £1,250,000 £1,187,500 159.2 £7,460 Beaconsfield Hunt & Nash, Northern Heights, Bourne End detached house £1,250,000 £1,187,500 234.5 £5,064 Bourne End Goddington Road, Bourne End, semi-detached Housesimple Online £700,000 £665,000 151.7 £4,383 SL8 house Estates Agents 12 Evenlode Road, Bourne End, semi-detached Hunt & Nash, Buckinghamshire, Bucks SL8 £599,950 £569,953 162.8 £3,501 house Bourne End 5ND 36 Greenside, Bourne End, SL8 semi-detached Andrew Milsom, £585,000 £555,750 113.2 £4,912 5TW house Bourne End Hamptons Fishermans Way, Bourne End, semi-detached £575,000 £546,250 139.3 £3,921 International Sales, house Buckinghamshire, SL8 Marlow 3 Bedroom Houses Abney Court Drive, Bourne End, detached house £2,250,000 £2,137,500 248.2 £8,612 Savills, Beaconsfield Buckinghamshire, SL8
Courtyard Cottage, 4 Recreation semi-detached Hunt & Nash, £695,000 £660,250 140.7 £4,693 Road, Bourne End, SL8 5AD house Bourne End Hunt & Nash, Burnham Close, Bourne End detached bungalow £685,000 £650,750 125.9 £5,167 Bourne End Hedsor Road, Bourne End Chancellors, detached house £650,000 £617,500 139.8 £4,417 Maidenhead, SL8 Maidenhead semi-detached Andrew Milsom, Princes Road, Bourne End £650,000 £617,500 158.0 £3,908 house Bourne End *includes garage space 15 Millside, Bourne End, Andrew Milsom, detached house £590,000 £560,500 104.0 £5,389 Buckinghamshire, SL8 5UN Bourne End Hamptons Station Road, Bourne End, semi-detached £550,000 £522,500 104.6 £4,995 International Sales, house Buckinghamshire, SL8 Marlow 16 Elms Drive, Bourne End, Hunt & Nash, detached house £535,000 £508,250 103.9 £4,892 Buckinghamshire, SL8 5HB Bourne End semi-detached Andrew Milsom, Greenside, Bourne End £499,950 £474,953 99.5 £4,774 house Bourne End Crendon House semi-detached Cores End Road, Bourne End £495,000 £470,250 99.8 £4,713 Estate Agents, house Wooburn Green 8 Willows Road, Bourne End, end-of-terrace Ashington Page, £482,500 £458,375 105.0 £4,365 SL8 5HG house Beaconsfield Bridgestone Drive, Bourne End, semi-detached Chancellors, £475,000 £451,250 80.4 £5,613 SL8 house Maidenhead Barker Stone, Furlong Road, Bourne End, SL8 terraced house £449,950 £427,453 104.7 £4,083 Marlow 3 Bedroom Flats Hunt & Nash, 1 Station Road, Bourne End flat £659,950 £626,953 76.0 £8,249 Bourne End Stowe Apartments, Station Road, Ballards Estate new build flat £659,950 £626,953 112.3 £5,582 Bourne End, Bucks, SL8 Agents 2 Bedroom Houses semi-detached Hunt & Nash, West Ridge, Bourne End £485,000 £460,750 84.1 £5,479 bungalow Bourne End semi-detached Andrew Milsom, Furlong Road, Bourne End £485,000 £460,750 76.1 £6,058 house Bourne End Brookdale, Cores End Road, Ashington Page, Bourne End, Buckinghamshire, terraced house £445,000 £422,750 77.9 £5,427 Beaconsfield SL8 5HH 12 Sycamore Close, Bourne End, Andrew Milsom, terraced house £335,000 £318,250 58.0 £5,487 SL8 5UT Bourne End 106 Hellyer Way, Bourne End, end-of-terrace Andrew Milsom, £349,950 £332,453 64.3 £5,171 SL8 5XW house Bourne End
43 Bridgestone Drive, Bourne Hunt & Nash, terraced house £325,000 £308,750 54.8 £5,634 End, Buckinghamshire, SL8 5XG Bourne End 2 Bedroom Flats Stowe Apartments, Station Road, Ballards Estate Bourne End, Buckinghamshire, new build flat £465,000 £441,750 71.3 £6,197 Agents SL8 The Frost Technology House, Furlong new build flat £387,500 £368,125 76.6 £4,807 Partnership, Road, Bourne End, SL8 Beaconsfield Riverside House, Furlong Road, Knight Frank - New Bourne End, Buckinghamshire, new build flat £380,000 £361,000 77.3 £4,670 Homes, Guildford SL8 The Frost Furlong Road, Bourne End, SL8 new build flat £380,000 £361,000 73.0 £4,948 Partnership, Beaconsfield 11 Technology House, Furlong Hunt & Nash, flat £380,000 £361,000 56.0 £6,446 Road, BOURNE END, SL8 5AJ Bourne End The Frost Technology House, Furlong new build flat £375,000 £356,250 76.2 £4,675 Partnership, Road, Bourne End, SL8 Beaconsfield The Frost Furlong Road, Bourne End, SL8 new build flat £372,500 £353,875 89.0 £3,975 Partnership, Beaconsfield The Frost Technology House, Furlong new build flat £325,000 £308,750 63.0 £4,900 Partnership, Road, Bourne End, SL8 Beaconsfield 1 Bedroom Flats The Frost Furlong Road, Bourne End, SL8 new build flat £257,500 £244,625 53.5 £4,570 Partnership, Beaconsfield 7 Frank Lunnon Close, Bourne Andrew Milsom, flat £225,000 £213,750 37.0 £5,777 End Bourne End Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - £942,000 £1,418,000 £1,820,707 Semi- Detached - £485,000 £560,825 £614,988 - Terraced - £363,738 £466,225 - - Flats £241,250 £383,125 - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat £241,250 £225,000 £233,125 £241,250 £249,375 £257,500 2-Bed Flats £383,125 £325,000 £374,375 £380,000 £381,875 £465,000 2-Bed Houses £404,158 £325,000 £338,738 £397,475 £475,000 £485,000 3-Bed Houses £692,877 £449,950 £495,000 £550,000 £650,000 £2,250,000 4-Bed Houses £1,061,106 £575,000 £599,950 £1,250,000 £1,365,000 £1,850,000 5-Bed Houses £1,820,707 £850,000 £1,272,500 £1,399,950 £1,775,000 £4,400,000
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - - 144.4 214.3 287.9 Semi- Detached - 80.1 113.8 141.7 - Terraced - 63.7 104.9 - - Flats 45.3 72.8 - - -
Overall 1st 3rd Average Minimum Quartile Median Quartile Maximum 1-Bed Flat 45.3 37.0 41.1 45.3 49.4 53.5 2-Bed Flats 72.8 56.0 69.2 74.6 76.8 89.0 2-Bed Houses 69.2 54.8 59.6 70.2 77.4 84.1 3-Bed Houses 124.2 80.4 103.9 104.7 139.8 248.2 4-Bed Houses 182.1 113.2 151.7 162.8 208.7 290.3 5-Bed Houses 287.9 168.0 221.1 237.2 280.3 607.1 Price per Address Description Asking Price Less 5% Size (m2) Estate Agent m2 Flackwell Heath 4 Bedroom Houses Links Way, Flackwell Heath, Winkworth, detached house £849,950 £807,453 141.9 £5,690 Bucks, HP10 Beaconsfield The Fairway, Flackwell The Frost Heath, High Wycombe, detached house £695,000 £660,250 153.8 £4,294 Partnership, HP10 Flackwell Heath The Frost Southfield Road, Flackwell detached £649,999 £617,499 149.1 £4,140 Partnership, bungalow Heath, HP10 Flackwell Heath Crendon House Magpie Close, Flackwell detached house £639,950 £607,953 128.3 £4,739 Estate Agents, Heath Wooburn Green The Frost Woodlane Close, Flackwell semi-detached £495,000 £470,250 115.0 £4,089 Partnership, house Heath, HP10 Flackwell Heath 3 Bedroom Houses Jackson Howes Fennels Way, High detached £825,000 £783,750 138.4 £5,663 and Partners, bungalow Wycombe Beaconsfield Bonners & Links Way, Flackwell Heath, detached house £750,000 £712,500 144.4 £4,933 Babingtons, Bucks, HP10 Marlow Tim Russ & 4 Virginia Cottages, terraced house £710,000 £674,500 118.8 £5,678 Company, Flackwell Heath Beaconsfield Woodside Avenue, Flackwell Purplebricks.com, detached house £619,950 £588,953 81.5 £7,228 Heath, HP10 London Robertsons Estate Chilterns Close, Flackwell detached house £500,000 £475,000 120.2 £3,952 Agents, Flackwell Heath Heath Heath End Road, Flackwell Housesimple semi-detached Online Estate Heath, High Wycombe, £455,000 £432,250 84.2 £5,134 bungalow Agents, HP10 Nationwide The Frost Green Dragon Lane, semi-detached £455,000 £432,250 96.1 £4,498 Partnership, house Flackwell Heath, HP10 Flackwell Heath Flackwell Heath, semi-detached Chancellors, High £420,000 £399,000 92.9 £4,295 Buckinghamshire, HP10 house Wycombe 2 Bedroom Houses The Frost Straight Bit, Flackwell Heath, semi-detached £535,000 £508,250 59.2 £8,585 Partnership, house HP10 Flackwell Heath 20 Carrington Avenue, detached Andrew Milsom, £525,000 £498,750 69.0 £7,231 Flackwell Heath bungalow Bourne End 2 Bedroom Flats Juniper Close, Flackwell Chancellors, High Heath, Buckinghamshire, flat £300,000 £285,000 62.6 £4,553 Wycombe HP10 The Frost Juniper Court, Juniper Lane, flat £299,950 £284,953 58.0 £4,913 Partnership, Flackwell Heath, HP10 Flackwell Heath Wycombe DC - April 2017 Source: www.rightmove.co.uk
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - £525,000 £673,738 £708,725 -
Semi-Detached - £535,000 £443,333 £495,000 - Terraced - - £710,000 - - Flats - £299,975 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats £299,975 £299,950 £299,963 £299,975 £299,988 £300,000 2-Bed Houses £530,000 £525,000 £527,500 £530,000 £532,500 £535,000 3-Bed Houses £591,869 £420,000 £455,000 £559,975 £720,000 £825,000 4-Bed Houses £665,980 £495,000 £639,950 £649,999 £695,000 £849,950 5-Bed Houses ------
Floor areas m2
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed Detached - 69.0 121.1 143.3 -
Semi-Detached - 59.2 91.1 115.0 - Terraced - - 118.8 - - Flats - 60.3 - - -
Overall Average Minimum 1st Quartile Median 3rd Quartile Maximum 1-Bed Flat ------2-Bed Flats 60.3 58.0 59.2 60.3 61.5 62.6 2-Bed Houses 64.1 59.2 61.6 64.1 66.5 69.0 3-Bed Houses 109.6 81.5 90.7 107.5 124.8 144.4 4-Bed Houses 137.6 115.0 128.3 141.9 149.1 153.8 5-Bed Houses ------APPENDIX 5 Wycombe District Council
Value Points Table May 2017 Table of values for market housing and affordable at different Value Points (VP) Shared ownership 50% sale Affordable rent 80% market rent Bourne End Fall in sales Stokenchurch Marlow Remaining Rise in sales values by 5% High Wycombe Princes Ris- areas values by 10% borough Type Area sq m VP1 Values VP2 Values VP3 Values VP4 Values VP5 Values per sq m per sq m per sq m per sq m per sq m 1 bed flat 45 Market sale £176,190 £3,915 £185,000 £4,111 £230,000 £5,111 £250,000 £5,556 £275,000 £6,111 46 Shared ownership 50% sold £114,524 £120,250 £149,500 £162,500 £178,750 46 Affordable rent 80% market £83,417 £87,588 £96,697 £96,697 £106,367
2 bed flat 60 Market sale £228,571 £3,810 £240,000 £4,000 £320,000 £5,333 £330,000 £5,500 £363,000 £6,050 67 Shared ownership 50% sold £165,905 £174,200 £232,267 £232,267 £255,493 67 Affordable rent 80% market £98,766 £103,704 £122,623 £122,623 £134,885
2 bed house 75 Market sale £285,714 £3,810 £300,000 £4,000 £390,000 £5,200 £410,000 £5,467 £451,000 £6,013 75 Shared ownership 50% sold £185,714 £195,000 £253,500 £253,500 £278,850 75 Affordable rent 80% market £120,121 £126,127 £147,148 £147,148 £161,863
3 bed house 95 Market sale £361,905 £3,810 £380,000 £4,000 £450,000 £4,737 £450,000 £4,737 £495,000 £5,211 90 Shared ownership 50% sold £222,857 £234,000 £277,105 £277,105 £304,816 90 Affordable rent 80% market £148,149 £155,556 £175,176 £175,176 £192,694
4 bed house 125 Market sale £476,190 £3,810 £500,000 £4,000 £600,000 £4,800 £600,000 £4,800 £660,000 £5,280 106 Shared ownership 50% sold £262,476 £275,600 £330,720 £330,720 £363,792 106 Affordable rent 80% market £190,858 £200,401 £206,707 £206,707 £227,378
5 bed house 170 £647,619 £3,810 £680,000 £4,000 £820,000 £4,824 £850,000 £5,000 £935,000 £5,500 APPENDIX 6 Site Name Approx no of Homes Gross area for EUV Surplus per ha Surplus available Abbey Barn South £470 18.80 £79,214 £1,489,218 Abbey Barn North £75 3.90 £599,669 £2,338,711 Gomm Valley 1 £330 13.30 £653,520 £8,691,817 Gomm Valley 2 £435 17.50 £770,915 £13,491,018 Slate Meadow £170 10.30 £211,801 £2,181,550 Terriers Farm £360 23.00 £339,492 £7,808,306 Tralee Farm £216 18.96 £380,921 £7,222,261 Hollands Farm £402 32.00 £231,726 £7,415,238 APPENDIX 7A HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £1,489,218 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Abbey Barn South Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)11.8 File Source Author & Organisation David Coate - Adams Integra Scheme Description 470 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 470 units Total Number of Open Market Units 270 units Total Number of Affordable Units 200 units Total Net Internal Area (sq m) 30,016 sq m % Affordable by Unit 42.6% % Affordable by Area 40.0% Density 40 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 18.80 hectares Net Site Area 11.80 hectares Net Internal Housing Area / Hectare 2,544 sq m / hectare equals 11,079 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £220,000 £0 £0 £0 £0 2 Bed Flat Low rise £270,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £340,000 £0 £0 £0 £0 3 Bed House £410,000 £0 £0 £0 £0 4 Bed + House £522,500 £0 £0 £0 £0 Total Revenue £ £81,050,000 £0 £0 £0 £0 £81,050,000 Net Area (sq m) 18,010 - - - - 18,010 Revenue (£ / sq m) £4,500 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £81,050,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £81,050,000 £ 4,270 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £31,341,450 £ 1,651 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £49,708,550
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £3,510,000 £6,481,512 £9,991,512 2 Bed Flat Low rise £3,850,000 £2,310,000 £6,160,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £2,580,000 £3,302,000 £5,882,000 3 Bed House £1,040,000 £1,760,000 £2,800,000 4 Bed + House £325,000 £200,000 £525,000
£0 £11,305,000 £14,053,512 £25,358,512 £ psqm of CV (phase 1) - 2,366 1,774
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £25,358,512 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £25,358,512 BUILD COST OF AFFORDABLE HOUSING inc Contingency £21,690,107 £ 1,688 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £3,668,405
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £106,408,512 TOTAL BUILD COST OF RESIDENTIAL SCHEME £53,031,557 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £53,376,955
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £106,408,512 TOTAL BUILD COSTS £53,031,557 TOTAL CONTRIBUTION TO SCHEME COSTS £53,376,955
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £500,000 1,064 0.5% 26,596 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £420,000 894 0.4% 22,340 Off Site Works £0 Public Open Space £300,000 638 0.3% 15,957 Site Specific Sustainability Initiatives £1,645,000 3,500 1.5% 87,500 £0 £0 Infrastr at £520,000 per ha £3,068,000 6,528 2.9% 163,191 £0 £0 £5,933,000 5.6% 315,585 Other site costs Fees and certification 8.0% £4,040,500 8,597 3.8% 214,920 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £9,973,500 21,220
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £470,000 1,000 Biodiverity offsetting £188,000 400 Cat 2 access £940,000 2,000 Cat 3 access - affordable units £873,000 1,857 Cat 3 access - private units £2,097,600 4,463 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £2,752,100 5,856 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £7,320,700 15,576
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £2,431,5009,006 Legal Fees (per Open Market unit): £1,000 £270,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £2,701,500
Total Direct Costs £73,027,256
Finance and acquisition costs Land Payment £7,520,000 27,852 per OM home 400,000 per hectare Arrangement Fee £20,000 0.4% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £150,400 Legal Fees £56,400 Stamp Duty £376,000 Total Interest Paid £5,639,913
Total Finance and Acquisition Costs £13,770,213
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £16,210,000 60,037 per OM unit Affordable Housing Return on Cost 6.0% £1,239,435 6,197 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 Community-use £0 £0
Total Operating Profit £17,449,435 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £104,246,904
Surplus/(Deficit) at completion 1/6/2022 £2,161,608
Present Value of Surplus (Deficit) at 28/6/2016 £1,489,218
Scheme Investment MIRR 13.9% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 7.1% Peak Cash Requirement -£31,303,386
Site Value (PV) per hectare £126,205 per hectare £74,135 per acre APPENDIX 7B HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £2,338,711 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Abbey Barn North Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)3 File Source Author & Organisation David Coate - Adams Integra Scheme Description 75 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 75 units Total Number of Open Market Units 38 units Total Number of Affordable Units 37 units Total Net Internal Area (sq m) 7,633 sq m % Affordable by Unit 49.3% % Affordable by Area 40.0% Density 25 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 3.90 hectares Net Site Area 3.00 hectares Net Internal Housing Area / Hectare 2,544 sq m / hectare equals 11,082 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £220,000 £0 £0 £0 £0 2 Bed Flat Low rise £270,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £340,000 £0 £0 £0 £0 3 Bed House £410,000 £0 £0 £0 £0 4 Bed + House £601,739 £0 £0 £0 £0 Total Revenue £ £18,840,000 £0 £0 £0 £0 £18,840,000 Net Area (sq m) 4,580 - - - - 4,580 Revenue (£ / sq m) £4,114 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £18,840,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £18,840,000 £ 4,087 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £7,094,325 £ 1,539 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £11,745,675
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £130,000 £262,764 £392,764 2 Bed Flat Low rise £210,000 £210,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £430,000 £889,000 £1,319,000 3 Bed House £1,820,000 £1,600,000 £3,420,000 4 Bed + House £650,000 £600,000 £1,250,000
£0 £3,030,000 £3,561,764 £6,591,764 £ psqm of CV (phase 1) - 2,540 1,768
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £6,591,764 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £6,591,764 BUILD COST OF AFFORDABLE HOUSING inc Contingency £4,791,028 £ 1,551 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £1,800,737
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £25,431,764 TOTAL BUILD COST OF RESIDENTIAL SCHEME £11,885,353 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £13,546,412
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £25,431,764 TOTAL BUILD COSTS £11,885,353 TOTAL CONTRIBUTION TO SCHEME COSTS £13,546,412
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £75,000 1,000 0.3% 19,231 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £67,500 900 0.3% 17,308 Off Site Works £0 Public Open Space £100,000 1,333 0.4% 25,641 Site Specific Sustainability Initiatives £262,500 3,500 1.0% 67,308 Infrastr £520,000 6,933 2.0% 133,333 Costs for slope at £3,000 per unit £225,000 3,000 0.9% 57,692 Other 2 £0 £1,250,000 4.9% 320,513 Other site costs Fees and certification 10.0% £1,131,938 15,093 4.5% 290,241 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £2,381,938 31,759
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £75,000 1,000 Biodiverity offsetting £30,000 400 Cat 2 access £150,000 2,000 Cat 3 access - affordable units £162,000 2,160 Cat 3 access - private units £296,400 3,952 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £668,450 8,913 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £1,381,850 18,425
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £565,20014,874 Legal Fees (per Open Market unit): £1,000 £38,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £603,200
Total Direct Costs £16,252,341
Finance and acquisition costs Land Payment £1,560,000 41,053 per OM home 400,000 per hectare Arrangement Fee £20,000 3.2% of interest Misc Fees (Surveyors etc) £7,500 0.03% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £31,200 Legal Fees £11,700 Stamp Duty £78,000 Total Interest Paid £618,992
Total Finance and Acquisition Costs £2,327,392
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £3,768,000 99,158 per OM unit Affordable Housing Return on Cost 6.0% £273,773 7,399 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 Community-use £0 £0
Total Operating Profit £4,041,773 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £22,621,506
Surplus/(Deficit) at completion 1/6/2019 £2,810,258
Present Value of Surplus (Deficit) at 28/6/2016 £2,338,711
Scheme Investment MIRR 28.6% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 6.1% Peak Cash Requirement -£8,625,784
Site Value (PV) per hectare £779,570 per hectare £379,099 per acre APPENDIX 7C HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £8,691,817 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Gomm Valley 1 Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)9.4 File Source Author & Organisation David Coate - Adams Integra Scheme Description 330 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 330 units Total Number of Open Market Units 180 units Total Number of Affordable Units 150 units Total Net Internal Area (sq m) 30,766 sq m % Affordable by Unit 45.5% % Affordable by Area 40.0% Density 35 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 13.30 hectares Net Site Area 9.40 hectares Net Internal Housing Area / Hectare 3,273 sq m / hectare equals 14,255 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £220,000 £0 £0 £0 £0 2 Bed Flat Low rise £270,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £340,000 £0 £0 £0 £0 3 Bed House £410,000 £0 £0 £0 £0 4 Bed + House £578,904 £0 £0 £0 £0 Total Revenue £ £77,420,000 £0 £0 £0 £0 £77,420,000 Net Area (sq m) 18,460 - - - - 18,460 Revenue (£ / sq m) £4,194 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £77,420,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £77,420,000 £ 4,132 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £29,217,038 £ 1,559 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £48,202,963
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £520,000 £87,588 £607,588 2 Bed Flat Low rise £525,000 £525,000 £1,050,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £3,225,000 £5,461,000 £8,686,000 3 Bed House £6,500,000 £7,840,000 £14,340,000 4 Bed + House £1,300,000 £200,000 £1,500,000
£0 £12,070,000 £14,113,588 £26,183,588 £ psqm of CV (phase 1) - 2,510 1,738
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £26,183,588 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £26,183,588 BUILD COST OF AFFORDABLE HOUSING inc Contingency £19,079,947 £ 1,540 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £7,103,641
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £103,603,588 TOTAL BUILD COST OF RESIDENTIAL SCHEME £48,296,984 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £55,306,604
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £103,603,588 TOTAL BUILD COSTS £48,296,984 TOTAL CONTRIBUTION TO SCHEME COSTS £55,306,604
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £330,000 1,000 0.3% 24,812 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £997,000 3,021 1.0% 74,962 Off Site Works £0 Public Open Space £300,000 909 0.3% 22,556 Site Specific Sustainability Initiatives £1,155,000 3,500 1.1% 86,842 £520,000 per residential hectare £2,444,000 7,406 2.4% 183,759 Cost for slope say £3,000 per unit. £990,000 3,000 1.0% 74,436 Other 2 £0 £6,216,000 6.0% 467,368 Other site costs Fees and certification 10.0% £4,599,713 13,939 4.4% 345,843 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £10,815,713 32,775
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £330,000 1,000 Biodiverity offsetting £133,000 403 Cat 2 access £660,000 2,000 Cat 3 access - affordable units £639,000 1,936 Cat 3 access - private units £1,428,800 4,330 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £2,716,575 8,232 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £5,907,375 17,901
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £2,322,60012,903 Legal Fees (per Open Market unit): £1,000 £180,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £2,502,600
Total Direct Costs £67,522,672
Finance and acquisition costs Land Payment £5,320,000 29,556 per OM home 400,000 per hectare Arrangement Fee £20,000 0.7% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £106,400 Legal Fees £39,900 Stamp Duty £266,000 Total Interest Paid £2,911,701
Total Finance and Acquisition Costs £8,671,501
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £15,484,000 86,022 per OM unit Affordable Housing Return on Cost 6.0% £1,090,283 7,269 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 Community-use £0 £0
Total Operating Profit £16,574,283 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £92,768,456
Surplus/(Deficit) at completion 1/1/2020 £10,835,132
Present Value of Surplus (Deficit) at 28/6/2016 £8,691,817
Scheme Investment MIRR 24.1% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 5.1% Peak Cash Requirement -£34,654,822
Site Value (PV) per hectare £924,661 per hectare £466,481 per acre APPENDIX 7D HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £13,491,018 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Gomm Valley 2 Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)12.4 File Source Author & Organisation David Coate - Adams Integra Scheme Description 435 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 435 units Total Number of Open Market Units 235 units Total Number of Affordable Units 200 units Total Net Internal Area (sq m) 41,641 sq m % Affordable by Unit 46.0% % Affordable by Area 40.0% Density 35 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 17.50 hectares Net Site Area 12.40 hectares Net Internal Housing Area / Hectare 3,358 sq m / hectare equals 14,626 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £220,000 £0 £0 £0 £0 2 Bed Flat Low rise £270,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £340,000 £0 £0 £0 £0 3 Bed House £410,000 £0 £0 £0 £0 4 Bed + House £590,874 £0 £0 £0 £0 Total Revenue £ £104,770,000 £0 £0 £0 £0 £104,770,000 Net Area (sq m) 24,985 - - - - 24,985 Revenue (£ / sq m) £4,193 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £104,770,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £104,770,000 £ 4,162 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £38,801,000 £ 1,541 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £65,969,000
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £260,000 £87,588 £347,588 2 Bed Flat Low rise £1,925,000 £1,050,000 £2,975,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £5,160,000 £3,937,000 £9,097,000 3 Bed House £7,540,000 £13,760,000 £21,300,000 4 Bed + House £1,300,000 £400,000 £1,700,000
£0 £16,185,000 £19,234,588 £35,419,588 £ psqm of CV (phase 1) - 2,487 1,750
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £35,419,588 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £35,419,588 BUILD COST OF AFFORDABLE HOUSING inc Contingency £26,052,723 £ 1,548 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £9,366,866
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £140,189,588 TOTAL BUILD COST OF RESIDENTIAL SCHEME £64,853,723 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £75,335,866
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £140,189,588 TOTAL BUILD COSTS £64,853,723 TOTAL CONTRIBUTION TO SCHEME COSTS £75,335,866
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £435,000 1,000 0.3% 24,857 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £382,500 879 0.3% 21,857 Off Site Works £0 Public Open Space £300,000 690 0.2% 17,143 Site Specific Sustainability Initiatives £1,522,500 3,500 1.1% 87,000 £520,000 per residential hectare £3,224,000 7,411 2.3% 184,229 Cost for slope say £3,000 per unit. £1,305,000 3,000 0.9% 74,571 Other 2 £0 £7,169,000 5.1% 409,657 Other site costs Fees and certification 10.0% £6,176,545 14,199 4.4% 352,945 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £13,345,545 30,679
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £330,000 759 Biodiverity offsetting £175,000 402 Cat 2 access £870,000 2,000 Cat 3 access - affordable units £900,000 2,069 Cat 3 access - private units £1,786,000 4,106 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £3,650,133 8,391 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £7,711,133 17,727
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £3,143,10013,375 Legal Fees (per Open Market unit): £1,000 £235,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £3,378,100
Total Direct Costs £89,288,501
Finance and acquisition costs Land Payment £7,000,000 29,787 per OM home 400,000 per hectare Arrangement Fee £20,000 0.6% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £140,000 Legal Fees £52,500 Stamp Duty £350,000 Total Interest Paid £3,623,463
Total Finance and Acquisition Costs £11,193,463
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £20,954,000 89,166 per OM unit Affordable Housing Return on Cost 6.0% £1,488,727 7,444 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 Community-use £0 £0
Total Operating Profit £22,442,727 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £122,924,691
Surplus/(Deficit) at completion 1/6/2020 £17,264,897
Present Value of Surplus (Deficit) at 28/6/2016 £13,491,018
Scheme Investment MIRR 23.9% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 5.0% Peak Cash Requirement -£42,923,179
Site Value (PV) per hectare £1,087,985 per hectare £563,468 per acre APPENDIX 7E HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £2,181,550 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Slate Meadow Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)4.3 File Source Author & Organisation David Coate - Adams Integra Scheme Description 170 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 170 units Total Number of Open Market Units 99 units Total Number of Affordable Units 71 units Total Net Internal Area (sq m) 10,758 sq m % Affordable by Unit 41.8% % Affordable by Area 40.0% Density 40 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 10.30 hectares Net Site Area 4.30 hectares Net Internal Housing Area / Hectare 2,502 sq m / hectare equals 10,897 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £240,000 £0 £0 £0 £0 2 Bed Flat Low rise £330,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £395,000 £0 £0 £0 £0 3 Bed House £450,000 £0 £0 £0 £0 4 Bed + House £644,000 £0 £0 £0 £0 Total Revenue £ £34,110,000 £0 £0 £0 £0 £34,110,000 Net Area (sq m) 6,455 - - - - 6,455 Revenue (£ / sq m) £5,284 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £34,110,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £34,110,000 £ 4,971 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £11,471,688 £ 1,672 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £22,638,313
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £1,716,000 £2,100,000 £3,816,000 2 Bed Flat Low rise £1,840,000 £2,375,000 £4,215,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £765,000 £441,000 £1,206,000 3 Bed House £275,000 £525,000 £800,000 4 Bed + House £330,000 £210,000 £540,000
£0 £4,926,000 £5,651,000 £10,577,000 £ psqm of CV (phase 1) - 2,930 1,990
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £10,577,000 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £10,577,000 BUILD COST OF AFFORDABLE HOUSING inc Contingency £8,025,033 £ 1,719 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £2,551,967
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £44,687,000 TOTAL BUILD COST OF RESIDENTIAL SCHEME £19,496,721 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £25,190,279
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £44,687,000 TOTAL BUILD COSTS £19,496,721 TOTAL CONTRIBUTION TO SCHEME COSTS £25,190,279
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £170,000 1,000 0.4% 16,505 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £150,000 882 0.3% 14,563 Off Site Works £0 Public Open Space £100,000 588 0.2% 9,709 Site Specific Sustainability Initiatives £595,000 3,500 1.3% 57,767 £520,000 per residential hectare £1,118,000 6,576 2.5% 108,544 £0 £0 Other 2 £0 £2,133,000 4.8% 207,087 Other site costs Fees and certification 10.0% £1,856,831 10,923 4.2% 180,275 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £3,989,831 23,470
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £170,000 1,000 Biodiverity offsetting £1,030,000 6,059 Cat 2 access £340,000 2,000 Cat 3 access - affordable units £315,000 1,853 Cat 3 access - private units £760,000 4,471 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £1,193,930 7,023 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £3,808,930 22,405
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £1,023,30010,336 Legal Fees (per Open Market unit): £1,000 £99,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £1,122,300
Total Direct Costs £28,417,781
Finance and acquisition costs Land Payment £4,120,000 41,616 per OM home 400,000 per hectare Arrangement Fee £20,000 1.2% of interest Misc Fees (Surveyors etc) £7,500 0.02% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £82,400 Legal Fees £30,900 Stamp Duty £206,000 Total Interest Paid £1,730,044
Total Finance and Acquisition Costs £6,196,844
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £6,822,000 68,909 per OM unit Affordable Housing Return on Cost 6.0% £458,573 6,459 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 Community-use £0 £0
Total Operating Profit £7,280,573 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £41,895,199
Surplus/(Deficit) at completion 1/6/2020 £2,791,801
Present Value of Surplus (Deficit) at 28/6/2016 £2,181,550
Scheme Investment MIRR 19.0% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 9.2% Peak Cash Requirement -£16,176,812
Site Value (PV) per hectare £507,337 per hectare £262,750 per acre APPENDIX 7F HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £7,808,306 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Terriers Farm Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)10.3 File Source Author & Organisation David Coate - Adams Integra Scheme Description 360 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 360 units Total Number of Open Market Units 206 units Total Number of Affordable Units 154 units Total Net Internal Area (sq m) 28,124 sq m % Affordable by Unit 42.8% % Affordable by Area 39.6% Density 35 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 23.00 hectares Net Site Area 10.30 hectares Net Internal Housing Area / Hectare 2,730 sq m / hectare equals 11,892 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £230,000 £0 £0 £0 £0 2 Bed Flat Low rise £280,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £350,000 £0 £0 £0 £0 3 Bed House £420,000 £0 £0 £0 £0 4 Bed + House £595,789 £0 £0 £0 £0 Total Revenue £ £76,590,000 £0 £0 £0 £0 £76,590,000 Net Area (sq m) 16,980 - - - - 16,980 Revenue (£ / sq m) £4,511 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £76,590,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £76,590,000 £ 4,420 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £27,260,188 £ 1,573 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £49,329,813
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £3,300,000 £3,300,000 2 Bed Flat Low rise £5,460,000 £2,625,000 £8,085,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £7,820,000 £2,100,000 £9,920,000 3 Bed House £3,850,000 £3,850,000 4 Bed + House £2,200,000 £2,200,000
£0 £16,580,000 £10,775,000 £27,355,000 £ psqm of CV (phase 1) - 2,589 1,934
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £27,355,000 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £27,355,000 BUILD COST OF AFFORDABLE HOUSING inc Contingency £18,956,099 £ 1,629 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £8,398,901
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £103,945,000 TOTAL BUILD COST OF RESIDENTIAL SCHEME £46,216,287 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £57,728,713
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £103,945,000 TOTAL BUILD COSTS £46,216,287 TOTAL CONTRIBUTION TO SCHEME COSTS £57,728,713
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £360,000 1,000 0.3% 15,652 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £315,000 875 0.3% 13,696 Off Site Works £0 Public Open Space £200,000 556 0.2% 8,696 Site Specific Sustainability Initiatives £1,260,000 3,500 1.2% 54,783 £520,000 per residential hectare £2,678,000 7,439 2.6% 116,435 Cost for slope say £3,000 per unit. £0 Other 2 £0 £4,813,000 4.6% 209,261 Other site costs Fees and certification 10.0% £4,401,551 12,227 4.2% 191,372 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £9,214,551 25,596
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £360,000 1,000 Biodiverity offsetting £230,000 639 Cat 2 access £720,000 2,000 Cat 3 access - affordable units £693,000 1,925 Cat 3 access - private units £1,565,600 4,349 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £2,512,608 6,979 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £6,081,208 16,892
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £2,297,70011,154 Legal Fees (per Open Market unit): £1,000 £206,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £2,503,700
Total Direct Costs £64,015,746
Finance and acquisition costs Land Payment £9,200,000 44,660 per OM home 400,000 per hectare Arrangement Fee £20,000 0.6% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £184,000 Legal Fees £69,000 Stamp Duty £460,000 Total Interest Paid £3,595,004
Total Finance and Acquisition Costs £13,535,504
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £15,318,000 74,359 per OM unit Affordable Housing Return on Cost 6.0% £1,083,206 7,034 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 Community-use £0 £0
Total Operating Profit £16,401,206 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £93,952,455
Surplus/(Deficit) at completion 1/6/2020 £9,992,545
Present Value of Surplus (Deficit) at 28/6/2016 £7,808,306
Scheme Investment MIRR 20.5% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 8.9% Peak Cash Requirement -£37,006,901
Site Value (PV) per hectare £758,088 per hectare £392,614 per acre APPENDIX 7G HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £7,222,261 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Tralee Farm Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)11 File Source Author & Organisation David Coate - Adams Integra Scheme Description 216 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 216 units Total Number of Open Market Units 116 units Total Number of Affordable Units 100 units Total Net Internal Area (sq m) 21,258 sq m % Affordable by Unit 46.3% % Affordable by Area 40.0% Density 20 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 18.96 hectares Net Site Area 11.00 hectares Net Internal Housing Area / Hectare 1,933 sq m / hectare equals 8,417 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £230,000 £0 £0 £0 £0 2 Bed Flat Low rise £280,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £350,000 £0 £0 £0 £0 3 Bed House £420,000 £0 £0 £0 £0 4 Bed + House £602,174 £0 £0 £0 £0 Total Revenue £ £54,920,000 £0 £0 £0 £0 £54,920,000 Net Area (sq m) 12,755 - - - - 12,755 Revenue (£ / sq m) £4,306 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £54,920,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £54,920,000 £ 4,292 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £19,587,925 £ 1,531 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £35,332,075
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £300,000 £100,000 £400,000 2 Bed Flat Low rise £546,000 £250,000 £796,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £2,300,000 £1,680,000 £3,980,000 3 Bed House £4,675,000 £8,400,000 £13,075,000 4 Bed + House £1,020,000 £440,000 £1,460,000
£0 £8,841,000 £10,870,000 £19,711,000 £ psqm of CV (phase 1) - 2,661 1,937
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £19,711,000 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £19,711,000 BUILD COST OF AFFORDABLE HOUSING inc Contingency £13,158,273 £ 1,538 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £6,552,727
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £74,631,000 TOTAL BUILD COST OF RESIDENTIAL SCHEME £32,746,198 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £41,884,802
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £74,631,000 TOTAL BUILD COSTS £32,746,198 TOTAL CONTRIBUTION TO SCHEME COSTS £41,884,802
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £300,000 1,389 0.4% 15,823 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £200,000 926 0.3% 10,549 Off Site Works £0 Public Open Space £150,000 694 0.2% 7,911 Site Specific Sustainability Initiatives £756,000 3,500 1.0% 39,873 £520,000 per residential hectare £2,000,000 9,259 2.7% 105,485 Cost for slope say £3,000 per unit. £0 Other 2 £0 £3,406,000 4.6% 179,641 Other site costs Fees and certification 10.0% £3,118,686 14,438 4.2% 164,488 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £6,524,686 30,207
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £216,000 1,000 Biodiverity offsetting £150,000 694 Cat 2 access £432,000 2,000 Cat 3 access - affordable units £472,500 2,188 Cat 3 access - private units £843,600 3,906 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £1,855,517 8,590 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £3,969,617 18,378
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £1,647,60014,203 Legal Fees (per Open Market unit): £1,000 £116,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £1,763,600
Total Direct Costs £45,004,101
Finance and acquisition costs Land Payment £6,000,000 51,724 per OM home 316,456 per hectare Arrangement Fee £20,000 0.9% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £120,000 Legal Fees £45,000 Stamp Duty £300,000 Total Interest Paid £2,155,934
Total Finance and Acquisition Costs £8,648,434
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £10,984,000 94,690 per OM unit Affordable Housing Return on Cost 6.0% £751,901 7,519 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 Community-use £0 £0
Total Operating Profit £11,735,901 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £65,388,436
Surplus/(Deficit) at completion 1/6/2020 £9,242,564
Present Value of Surplus (Deficit) at 28/6/2016 £7,222,261
Scheme Investment MIRR 23.1% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 8.0% Peak Cash Requirement -£24,078,231
Site Value (PV) per hectare £656,569 per hectare £340,038 per acre APPENDIX 7H HCA Development Apprasial Tool Printed 26/05/2017
Surplus (Deficit) from Input land valuation at 28/6/2016 £7,415,238 HCA DEVELOPMENT APPRAISAL TOOL
SCHEME Site Address Hollands Farm, Bourne End Date of appraisal 28/06/2016 Site Reference Net Residential Site Area (hectares)21 File Source Author & Organisation David Coate - Adams Integra Scheme Description 402 units Registered Provider (where0 applicable) Housing Mix (Affordable + Open Market)
Total Number of Units 402 units Total Number of Open Market Units 236 units Total Number of Affordable Units 166 units Total Net Internal Area (sq m) 29,298 sq m % Affordable by Unit 41.3% % Affordable by Area 39.9% Density 19 units/ hectare Total Number of A/H Persons 0 Persons Total Number of Open Market Persons 0 Persons Total Number of Persons 0 Persons Gross site Area 32.00 hectares Net Site Area 21.00 hectares Net Internal Housing Area / Hectare 1,395 sq m / hectare equals 6,076 sqft per acre
Open Market Open Market Average value (£ per unit) Open Market Phase 1: Open Market Phase 2: Open Market Phase 3: Phase 4: Phase 5: Total 1 Bed Flat Low rise £240,000 £0 £0 £0 £0 2 Bed Flat Low rise £330,000 £0 £0 £0 £0 3 Bed Flat Low rise £0 £0 £0 £0 £0 4 Bed + Flat Low rise £0 £0 £0 £0 £0 1 Bed Flat High rise £0 £0 £0 £0 £0 2 Bed Flat High rise £0 £0 £0 £0 £0 3 Bed Flat High rise £0 £0 £0 £0 £0 4 Bed + Flat High rise £0 £0 £0 £0 £0 2 Bed House £390,000 £0 £0 £0 £0 3 Bed House £450,000 £0 £0 £0 £0 4 Bed + House £644,000 £0 £0 £0 £0 Total Revenue £ £89,350,000 £0 £0 £0 £0 £89,350,000 Net Area (sq m) 17,600 - - - - 17,600 Revenue (£ / sq m) £5,077 - - - -
CAPITAL VALUE OF OPEN MARKET SALES £89,350,000
Capital Value of Private Rental Phase 1 £0 Phase 2 £0 Phase 3 £0 Phase 4 £0 Phase 5 £0 Total PR £0
CAPITAL VALUE OF OPEN MARKET HOUSING £89,350,000 £ 4,898 psqm BUILD COST OF OPEN MARKET HOUSING inc Contingency £29,389,938 £ 1,611 psqm CONTRIBUTION TO SCHEME COSTS FROM OPEN MARKET HOUSING £59,960,063
AH Residential Values AH & RENTAL VALUATION BASED ON CAPITAL VALUES for RESIDUAL VALUATION Shared Ownership (all Affordable Rent (all Type of Unit Social Rented Total phases) phases) 1 Bed Flat Low rise £5,115,000 £5,115,000 2 Bed Flat Low rise £7,310,000 £3,000,000 £10,310,000 3 Bed Flat Low rise 4 Bed + Flat Low rise 1 Bed Flat High rise 2 Bed Flat High rise 3 Bed Flat High rise 4 Bed + Flat High rise 2 Bed House £6,885,000 £1,885,000 £8,770,000 3 Bed House £4,550,000 £4,550,000 4 Bed + House £2,070,000 £2,070,000
£0 £19,310,000 £11,505,000 £30,815,000 £ psqm of CV (phase 1) - 2,887 1,958
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (EXCLUDING OTHER FUNDING) £30,815,000 RP Cross Subsidy (use of own assets) £0 LA s106 commuted in lieu £0 RP Re-cycled SHG £0 Use of AR rent conversion income £0 Other source of AH funding £0
OTHER SOURCES OF AFFORDABLE HOUSING FUNDING £0
CAPITAL VALUE OF ALL AFFORDABLE HOUSING (INCLUDING OTHER FUNDING) £30,815,000 BUILD COST OF AFFORDABLE HOUSING inc Contingency £20,237,502 £ 1,646 psqm CONTRIBUTION TO SCHEME COSTS FROM AFFORDABLE HOUSING £10,577,498
Car Parking
No. of Spaces Price per Space (£) Value - - £0
Value of Residential Car Parking £0 Car Parking Build Costs £0 HCA Development Apprasial Tool Printed 26/05/2017
Ground rent Capitalised annual ground rent Social Rented £0 Shared Ownership £0 Affordable Rent £0
Open market (all phases) £0 Capitalised Annual Ground Rents £0
TOTAL CAPITAL VALUE OF RESIDENTIAL SCHEME £120,165,000 TOTAL BUILD COST OF RESIDENTIAL SCHEME £49,627,439 TOTAL CONTRIBUTION OF RESIDENTIAL SCHEME £70,537,561
Non-Residential Cost Values Office £0 £0 Retail £0 £0 Industrial £0 £0 Leisure £0 £0 Community Use £0 £0 Community Infrastructure Levy £0
CAPITAL VALUE OF NON-RESIDENTIAL SCHEME £0 COSTS OF NON-RESIDENTIAL SCHEME £0 CONTRIBUTION TO SCHEME COSTS FROM NON-RESIDENTIAL £0
GROSS DEVELOPMENT VALUE OF SCHEME £120,165,000 TOTAL BUILD COSTS £49,627,439 TOTAL CONTRIBUTION TO SCHEME COSTS £70,537,561
External Works & Infrastructure Costs (£) Per unit % of GDV per Hectare Site Preparation/Demolition £400,000 995 0.3% 12,500 Roads and Sewers £0 Services (Power, Water, Gas, Telco and IT) £0 Strategic Landscaping £350,000 871 0.3% 10,938 Off Site Works £0 Public Open Space £250,000 622 0.2% 7,813 Site Specific Sustainability Initiatives £2,200,000 5,473 1.8% 68,750 £520,000 per residential hectare £5,460,000 13,582 4.5% 170,625 Cost for slope say £3,000 per unit. £0 Other 2 £0 £8,660,000 7.2% 270,625 Other site costs Fees and certification 10.0% £4,726,423 11,757 3.9% 147,701 Other Acquisition Costs (£) £0
Site Abnormals (£) De-canting tenants £0 Decontamination £0 Other £0 Other 2 £0 Other 3 £0 Other 4 £0 Other 5 £0 £0
Total Site Costs inc Fees £13,386,423 33,300
Statutory 106 Costs (£) Education £0 Sport & Recreation £0 Social Infrastructure £402,000 1,000 Biodiverity offsetting £320,000 796 Cat 2 access £804,000 2,000 Cat 3 access - affordable units £850,500 2,116 Cat 3 access - private units £1,618,800 4,027 Health £0 Public Art £0 Flood work £0 Community Infrastructure Levy £3,174,050 7,896 Other Tariff £0 Other 1 £0 Other 2 £0 Other 3 £0 Other 4 £0 £0 Statutory 106 costs £7,169,350 17,834
Marketing (Open Market Housing ONLY) per OM unit Sales/letting Fees 3.0% £2,680,50011,358 Legal Fees (per Open Market unit): £1,000 £236,000 1,000
Marketing (Affordable Housing) per affordable unit Developer cost of sale to RP (£) £0 RP purchase costs (£) £0 Intermediate Housing Sales and Marketing (£) £0
Total Marketing Costs £2,916,500
Total Direct Costs £73,099,712
Finance and acquisition costs Land Payment £12,800,000 54,237 per OM home 400,000 per hectare Arrangement Fee £20,000 0.4% of interest Misc Fees (Surveyors etc) £7,500 0.01% of scheme value HCA Development Apprasial Tool Printed 26/05/2017
Agents Fees £256,000 Legal Fees £96,000 Stamp Duty £640,000 Total Interest Paid £4,729,836
Total Finance and Acquisition Costs £18,549,336
Developer's return for risk and profit
Residential Market Housing Return (inc OH) on Value 20.0% £17,870,000 75,720 per OM unit Affordable Housing Return on Cost 6.0% £1,156,429 6,966 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 Community-use £0 £0
Total Operating Profit £19,026,429 (i.e. profit after deducting sales and site specific finance costs but before deducting developer overheads and taxation)
TOTAL COST £110,675,476
Surplus/(Deficit) at completion 1/6/2020 £9,489,524
Present Value of Surplus (Deficit) at 28/6/2016 £7,415,238
Scheme Investment MIRR 19.0% (before Developer's returns and interest to avoid double counting returns)
Site Value as a Percentage of Total Scheme Value 10.7% Peak Cash Requirement -£45,554,315
Site Value (PV) per hectare £353,107 per hectare £182,874 per acre APPENDIX 8 Appendix 8A : Notional sites based on floor areas with an 80:20 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £469,294 £266,912 £303,006 £245,392 1 £3,281,803 £2,743,431 £2,625,277 £1,939,697 2 £544,072 £318,290 £367,794 £299,594 2 £3,871,620 £3,305,860 £3,212,651 £2,463,031 5 Unit Scheme 3 £866,006 £518,614 £607,673 £525,434 50 Unit Scheme 3 £6,353,399 £5,616,518 £5,445,274 £4,422,977 4 £925,188 £531,766 £627,400 £574,992 4 £6,481,401 £5,957,856 £5,619,212 £4,599,741 5 £1,131,991 £661,113 £789,431 £726,636 5 £7,991,945 £7,413,890 £7,102,674 £5,919,920 1 £771,882 £719,145 £667,752 £508,101 1 £6,477,271 £5,049,688 £4,249,850 £3,437,614 2 £899,542 £849,659 £799,465 £626,257 2 £7,687,274 £6,128,235 £5,283,624 £4,440,923 10 Unit Scheme 3 £1,439,610 £1,397,154 £1,295,799 £1,056,921 100 Unit Scheme 3 £12,652,910 £10,644,705 £9,646,484 £8,414,006 4 £1,498,792 £1,492,743 £1,335,254 £1,129,255 4 £13,089,326 £11,245,064 £10,243,703 £8,862,132 5 £1,829,179 £1,833,385 £1,667,510 £1,429,366 5 £16,193,063 £14,040,349 £12,927,098 £11,425,657 1 £2,352,996 £1,563,653 £1,295,062 £1,030,036 1 £21,584,680 £18,106,968 £14,860,866 £10,898,615 2 £2,745,722 £1,860,060 £1,584,653 £1,295,449 2 £25,794,278 £22,068,040 £18,654,787 £14,430,118 25 Unit Scheme 3 £4,345,751 £3,061,929 £2,757,124 £2,287,287 400 Unit Scheme 3 £44,811,376 £38,873,529 £34,124,487 £29,052,670 4 £4,568,897 £3,176,690 £2,846,383 £2,395,672 4 £47,077,292 £40,814,701 £35,699,504 £30,475,880 5 £5,583,237 £3,935,897 £3,585,320 £3,066,879 5 £58,124,044 £51,076,286 £45,431,720 £39,547,550
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £469,294 £266,912 £303,006 £245,392 1 £3,281,803 £2,743,431 £2,625,277 £1,939,697 2 £544,072 £318,290 £367,794 £299,594 2 £3,871,620 £3,305,860 £3,212,651 £2,463,031 5 Unit Scheme 3 £866,006 £518,614 £607,673 £525,434 50 Unit Scheme 3 £6,353,399 £5,616,518 £5,445,274 £4,422,977 4 £925,188 £531,766 £627,400 £574,992 4 £6,481,401 £5,957,856 £5,619,212 £4,599,741 5 £1,131,991 £661,113 £789,431 £726,636 5 £7,991,945 £7,413,890 £7,102,674 £5,919,920 1 £771,882 £719,145 £667,752 £508,101 1 £6,477,271 £5,049,688 £4,249,850 £3,437,614 2 £899,542 £849,659 £799,465 £626,257 2 £7,687,274 £6,128,235 £5,283,624 £4,440,923 10 Unit Scheme 3 £1,439,610 £1,397,154 £1,295,799 £1,056,921 100 Unit Scheme 3 £12,652,910 £10,644,705 £9,646,484 £8,414,006 4 £1,498,792 £1,492,743 £1,335,254 £1,129,255 4 £13,089,326 £11,245,064 £10,243,703 £8,862,132 5 £1,829,179 £1,833,385 £1,667,510 £1,429,366 5 £16,193,063 £14,040,349 £12,927,098 £11,425,657 1 £2,352,996 £1,563,653 £1,295,062 £1,030,036 1 £21,584,680 £18,106,968 £14,860,866 £10,898,615 2 £2,745,722 £1,860,060 £1,584,653 £1,295,449 2 £25,794,278 £22,068,040 £18,654,787 £14,430,118 25 Unit Scheme 3 £4,345,751 £3,061,929 £2,757,124 £2,287,287 400 Unit Scheme 3 £44,811,376 £38,873,529 £34,124,487 £29,052,670 4 £4,568,897 £3,176,690 £2,846,383 £2,395,672 4 £47,077,292 £40,814,701 £35,699,504 £30,475,880 5 £5,583,237 £3,935,897 £3,585,320 £3,066,879 5 £58,124,044 £51,076,286 £45,431,720 £39,547,550
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £321,019 £162,220 £89,750 £30,627 1 £2,094,564 £964,798 £994,883 £612,866 2 £376,816 £199,592 £123,472 £55,483 2 £2,510,401 £1,268,681 £1,314,113 £915,614 5 Unit Scheme 3 £626,188 £412,955 £296,026 £159,221 50 Unit Scheme 3 £4,955,477 £2,823,393 £3,062,982 £2,360,693 4 £672,219 £466,109 £335,892 £198,316 4 £5,430,912 £3,283,811 £3,425,875 £2,660,251 5 £819,141 £568,155 £426,721 £259,328 5 £6,603,968 £4,128,666 £4,312,472 £3,474,813 1 £351,704 £359,049 £330,727 £139,394 1 £3,292,922 £3,058,413 £1,425,796 £1,385,024 2 £431,517 £438,481 £413,458 £200,097 2 £4,035,073 £3,809,966 £2,000,272 £2,019,271 10 Unit Scheme 3 £926,672 £822,973 £781,497 £513,810 100 Unit Scheme 3 £7,561,133 £7,536,527 £4,882,367 £5,134,962 4 £1,012,157 £882,155 £831,055 £583,095 4 £8,337,570 £8,195,862 £5,603,819 £5,639,351 5 £1,238,031 £1,093,425 £1,046,485 £749,306 5 £10,340,031 £10,225,724 £7,179,605 £7,342,374 1 £1,505,359 £996,112 £535,447 £469,787 1 £13,644,974 £10,715,403 £6,146,043 £3,877,078 2 £1,770,037 £1,207,205 £699,246 £636,448 2 £16,727,293 £13,628,478 £8,664,285 £6,268,498 25 Unit Scheme 3 £2,847,415 £2,237,093 £1,595,749 £1,358,175 400 Unit Scheme 3 £31,880,568 £28,502,618 £21,540,156 £18,302,044 4 £2,952,844 £2,421,985 £1,812,983 £1,457,228 4 £34,282,429 £30,813,937 £23,773,497 £20,230,920 5 £3,631,860 £2,990,382 £2,270,927 £1,901,915 5 £42,567,871 £38,700,438 £30,612,860 £26,683,480 cont. Notional sites based on floor areas with an 80:20 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.5% 17.6% 16.0% 14.4% 1 17.1% 15.2% 14.0% 11.8% 2 21.6% 19.9% 18.5% 16.7% 2 19.2% 17.4% 16.4% 14.3% 5 Unit Scheme 3 28.6% 27.1% 25.6% 24.6% 50 Unit Scheme 3 26.1% 24.5% 23.3% 21.6% 4 29.6% 27.5% 26.1% 26.0% 4 26.4% 25.4% 23.8% 22.1% 5 33.0% 31.1% 29.9% 29.9% 5 29.6% 28.7% 27.3% 25.9% 1 20.1% 18.5% 17.2% 14.8% 1 15.8% 14.0% 12.4% 10.5% 2 22.3% 20.8% 19.6% 17.3% 2 17.9% 16.2% 14.7% 12.9% 10 Unit Scheme 3 29.4% 28.3% 26.7% 24.7% 100 Unit Scheme 3 24.4% 23.2% 22.2% 20.4% 4 30.1% 29.3% 27.2% 25.8% 4 24.9% 24.0% 23.0% 21.1% 5 33.3% 32.8% 30.9% 29.6% 5 28.0% 27.2% 26.4% 24.7% 1 19.3% 17.2% 14.7% 12.9% 1 15.1% 13.6% 11.8% 9.4% 2 21.4% 19.4% 17.1% 15.5% 2 17.2% 15.8% 14.1% 11.9% 25 Unit Scheme 3 28.2% 26.6% 24.8% 23.0% 400 Unit Scheme 3 24.5% 23.0% 21.5% 19.8% 4 29.0% 27.2% 25.3% 23.7% 4 25.2% 23.7% 22.1% 20.5% 5 32.2% 30.6% 28.9% 27.6% 5 28.2% 27.0% 25.6% 24.2%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.5% 17.6% 16.0% 14.4% 1 17.1% 15.2% 14.0% 11.8% 2 21.6% 19.9% 18.5% 16.7% 2 19.2% 17.4% 16.4% 14.3% 5 Unit Scheme 3 28.6% 27.1% 25.6% 24.6% 50 Unit Scheme 3 26.1% 24.5% 23.3% 21.6% 4 29.6% 27.5% 26.1% 26.0% 4 26.4% 25.4% 23.8% 22.1% 5 33.0% 31.1% 29.9% 29.9% 5 29.6% 28.7% 27.3% 25.9% 1 20.1% 18.5% 17.2% 14.8% 1 15.8% 14.0% 12.4% 10.5% 2 22.3% 20.8% 19.6% 17.3% 2 17.9% 16.2% 14.7% 12.9% 10 Unit Scheme 3 29.4% 28.3% 26.7% 24.7% 100 Unit Scheme 3 24.4% 23.2% 22.2% 20.4% 4 30.1% 29.3% 27.2% 25.8% 4 24.9% 24.0% 23.0% 21.1% 5 33.3% 32.8% 30.9% 29.6% 5 28.0% 27.2% 26.4% 24.7% 1 19.3% 17.2% 14.7% 12.9% 1 15.1% 13.6% 11.8% 9.4% 2 21.4% 19.4% 17.1% 15.5% 2 17.2% 15.8% 14.1% 11.9% 25 Unit Scheme 3 28.2% 26.6% 24.8% 23.0% 400 Unit Scheme 3 24.5% 23.0% 21.5% 19.8% 4 29.0% 27.2% 25.3% 23.7% 4 25.2% 23.7% 22.1% 20.5% 5 32.2% 30.6% 28.9% 27.6% 5 28.2% 27.0% 25.6% 24.2%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.3% 14.3% 9.4% 4.4% 1 15.5% 9.9% 9.8% 6.4% 2 21.6% 16.8% 12.3% 7.6% 2 17.7% 12.4% 12.3% 9.2% 5 Unit Scheme 3 29.2% 27.1% 23.2% 18.0% 50 Unit Scheme 3 27.1% 21.9% 22.6% 19.1% 4 30.3% 29.1% 25.2% 21.0% 4 28.4% 24.1% 24.2% 20.7% 5 33.6% 32.2% 29.1% 25.0% 5 31.4% 27.5% 27.7% 24.6% 1 14.7% 15.3% 13.7% 8.0% 1 13.1% 12.1% 7.5% 6.7% 2 17.2% 17.8% 16.3% 10.9% 2 15.3% 14.4% 10.0% 9.3% 10 Unit Scheme 3 28.2% 26.8% 25.1% 22.1% 100 Unit Scheme 3 23.2% 22.9% 19.6% 18.9% 4 29.7% 27.9% 26.1% 24.0% 4 24.6% 24.1% 21.4% 20.2% 5 33.0% 31.5% 29.9% 28.0% 5 27.7% 27.3% 24.9% 23.9% 1 18.3% 15.3% 10.7% 9.1% 1 13.1% 11.0% 7.4% 5.0% 2 20.5% 17.7% 13.4% 11.8% 2 15.3% 13.3% 9.9% 7.6% 25 Unit Scheme 3 27.4% 26.4% 24.0% 20.7% 400 Unit Scheme 3 23.4% 22.2% 19.6% 17.8% 4 28.0% 27.6% 25.9% 21.8% 4 24.4% 23.3% 20.9% 19.1% 5 31.3% 31.0% 29.5% 25.8% 5 27.6% 26.6% 24.5% 22.9% cont. Notional sites based on floor areas with an 80:20 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,346,471 £1,334,562 £1,515,031 £1,226,962 1 £1,640,901 £1,371,715 £1,312,639 £969,848 2 £2,720,361 £1,591,449 £1,838,969 £1,497,972 2 £1,935,810 £1,652,930 £1,606,325 £1,231,515 5 Unit Scheme 3 £4,330,028 £2,593,071 £3,038,363 £2,627,170 50 Unit Scheme 3 £3,176,700 £2,808,259 £2,722,637 £2,211,488 4 £4,625,939 £2,658,829 £3,137,000 £2,874,958 4 £3,240,700 £2,978,928 £2,809,606 £2,299,870 5 £5,659,957 £3,305,567 £3,947,156 £3,633,180 5 £3,995,972 £3,706,945 £3,551,337 £2,959,960 1 £1,929,706 £1,797,862 £1,669,380 £1,270,252 1 £1,619,318 £1,262,422 £1,062,463 £859,403 2 £2,248,854 £2,124,148 £1,998,662 £1,565,641 2 £1,921,819 £1,532,059 £1,320,906 £1,110,231 10 Unit Scheme 3 £3,599,025 £3,492,886 £3,239,497 £2,642,303 100 Unit Scheme 3 £3,163,227 £2,661,176 £2,411,621 £2,103,501 4 £3,746,980 £3,731,856 £3,338,134 £2,823,137 4 £3,272,331 £2,811,266 £2,560,926 £2,215,533 5 £4,572,949 £4,583,462 £4,168,774 £3,573,415 5 £4,048,266 £3,510,087 £3,231,774 £2,856,414 1 £2,352,996 £1,563,653 £1,295,062 £1,030,036 1 £1,349,042 £1,131,686 £928,804 £681,163 2 £2,745,722 £1,860,060 £1,584,653 £1,295,449 2 £1,612,142 £1,379,252 £1,165,924 £901,882 25 Unit Scheme 3 £4,345,751 £3,061,929 £2,757,124 £2,287,287 400 Unit Scheme 3 £2,800,711 £2,429,596 £2,132,780 £1,815,792 4 £4,568,897 £3,176,690 £2,846,383 £2,395,672 4 £2,942,331 £2,550,919 £2,231,219 £1,904,743 5 £5,583,237 £3,935,897 £3,585,320 £3,066,879 5 £3,632,753 £3,192,268 £2,839,483 £2,471,722
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,815,765 £1,601,474 £1,818,038 £1,472,355 1 £1,969,082 £1,646,058 £1,575,166 £1,163,818 2 £3,264,433 £1,909,739 £2,206,763 £1,797,566 2 £2,322,972 £1,983,516 £1,927,591 £1,477,818 5 Unit Scheme 3 £5,196,034 £3,111,685 £3,646,035 £3,152,604 50 Unit Scheme 3 £3,812,040 £3,369,911 £3,267,164 £2,653,786 4 £5,551,127 £3,190,595 £3,764,400 £3,449,950 4 £3,888,841 £3,574,714 £3,371,527 £2,759,845 5 £6,791,948 £3,966,681 £4,736,587 £4,359,816 5 £4,795,167 £4,448,334 £4,261,604 £3,551,952 1 £2,315,647 £2,157,435 £2,003,256 £1,524,302 1 £1,943,181 £1,514,907 £1,274,955 £1,031,284 2 £2,698,625 £2,548,977 £2,398,394 £1,878,770 2 £2,306,182 £1,838,470 £1,585,087 £1,332,277 10 Unit Scheme 3 £4,318,830 £4,191,463 £3,887,397 £3,170,763 100 Unit Scheme 3 £3,795,873 £3,193,411 £2,893,945 £2,524,202 4 £4,496,376 £4,478,228 £4,005,761 £3,387,764 4 £3,926,798 £3,373,519 £3,073,111 £2,658,640 5 £5,487,538 £5,500,154 £5,002,529 £4,288,098 5 £4,857,919 £4,212,105 £3,878,129 £3,427,697 1 £2,823,596 £1,876,384 £1,554,074 £1,236,044 1 £1,618,851 £1,358,023 £1,114,565 £817,396 2 £3,294,866 £2,232,072 £1,901,584 £1,554,539 2 £1,934,571 £1,655,103 £1,399,109 £1,082,259 25 Unit Scheme 3 £5,214,901 £3,674,315 £3,308,549 £2,744,744 400 Unit Scheme 3 £3,360,853 £2,915,515 £2,559,337 £2,178,950 4 £5,482,676 £3,812,028 £3,415,659 £2,874,806 4 £3,530,797 £3,061,103 £2,677,463 £2,285,691 5 £6,699,884 £4,723,076 £4,302,384 £3,680,255 5 £4,359,303 £3,830,721 £3,407,379 £2,966,066
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,210,191 £1,622,197 £897,498 £306,274 1 £2,094,564 £964,798 £994,883 £612,866 2 £3,768,158 £1,995,919 £1,234,716 £554,832 2 £2,510,401 £1,268,681 £1,314,113 £915,614 5 Unit Scheme 3 £6,261,884 £4,129,545 £2,960,262 £1,592,205 50 Unit Scheme 3 £4,955,477 £2,823,393 £3,062,982 £2,360,693 4 £6,722,190 £4,661,089 £3,358,920 £1,983,161 4 £5,430,912 £3,283,811 £3,425,875 £2,660,251 5 £8,191,407 £5,681,550 £4,267,213 £2,593,279 5 £6,603,968 £4,128,666 £4,312,472 £3,474,813 1 £1,758,521 £1,795,245 £1,653,636 £696,972 1 £1,646,461 £1,529,206 £712,898 £692,512 2 £2,157,584 £2,192,406 £2,067,289 £1,000,485 2 £2,017,537 £1,904,983 £1,000,136 £1,009,635 10 Unit Scheme 3 £4,633,360 £4,114,864 £3,907,487 £2,569,048 100 Unit Scheme 3 £3,780,567 £3,768,264 £2,441,183 £2,567,481 4 £5,060,787 £4,410,775 £4,155,275 £2,915,473 4 £4,168,785 £4,097,931 £2,801,910 £2,819,675 5 £6,190,154 £5,467,123 £5,232,424 £3,746,532 5 £5,170,015 £5,112,862 £3,589,802 £3,671,187 1 £3,010,717 £1,992,225 £1,070,895 £939,575 1 £1,705,622 £1,339,425 £768,255 £484,635 2 £3,540,075 £2,414,409 £1,398,493 £1,272,897 2 £2,090,912 £1,703,560 £1,083,036 £783,562 25 Unit Scheme 3 £5,694,829 £4,474,185 £3,191,497 £2,716,350 400 Unit Scheme 3 £3,985,071 £3,562,827 £2,692,520 £2,287,755 4 £5,905,688 £4,843,970 £3,625,965 £2,914,457 4 £4,285,304 £3,851,742 £2,971,687 £2,528,865 5 £7,263,721 £5,980,765 £4,541,855 £3,803,829 5 £5,320,984 £4,837,555 £3,826,607 £3,335,435 cont. Notional sites based on floor areas with an 80:20 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with an 80:20 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £469,294 £544,072 £866,006 £925,188 £1,131,991 25 RLV /% 19.5% 21.6% 28.6% 29.6% 33.0% RLV per HA /£ £2,346,471 £2,720,361 £4,330,028 £4,625,939 £5,659,957
RLV /£ £469,294 £544,072 £866,006 £925,188 £1,131,991 5 Unit Scheme 30 RLV /% 19.5% 21.6% 28.6% 29.6% 33.0% RLV per HA /£ £2,815,765 £3,264,433 £5,196,034 £5,551,127 £6,791,948
RLV /£ £321,019 £376,816 £626,188 £672,219 £819,141 50 RLV /% 19.3% 21.6% 29.2% 30.3% 33.6% RLV per HA /£ £3,210,191 £3,768,158 £6,261,884 £6,722,190 £8,191,407
RLV /£ £771,882 £899,542 £1,439,610 £1,498,792 £1,829,179 25 RLV /% 20.1% 22.3% 29.4% 30.1% 33.3% RLV per HA /£ £1,929,706 £2,248,854 £3,599,025 £3,746,980 £4,572,949
RLV /£ £771,882 £899,542 £1,439,610 £1,498,792 £1,829,179 10 Unit Scheme 30 RLV /% 20.1% 22.3% 29.4% 30.1% 33.3% RLV per HA /£ £2,315,647 £2,698,625 £4,318,830 £4,496,376 £5,487,538
RLV /£ £351,704 £431,517 £926,672 £1,012,157 £1,238,031 50 RLV /% 14.7% 17.2% 28.2% 29.7% 33.0% RLV per HA /£ £1,758,521 £2,157,584 £4,633,360 £5,060,787 £6,190,154
RLV /£ £2,352,996 £2,745,722 £4,345,751 £4,568,897 £5,583,237 25 RLV /% 19.3% 21.4% 28.2% 29.0% 32.2% RLV per HA /£ £2,352,996 £2,745,722 £4,345,751 £4,568,897 £5,583,237
RLV /£ £2,352,996 £2,745,722 £4,345,751 £4,568,897 £5,583,237 25 Unit Scheme 30 RLV /% 19.3% 21.4% 28.2% 29.0% 32.2% RLV per HA /£ £2,823,596 £3,294,866 £5,214,901 £5,482,676 £6,699,884
RLV /£ £1,505,359 £1,770,037 £2,847,415 £2,952,844 £3,631,860 50 RLV /% 18.3% 20.5% 27.4% 28.0% 31.3% RLV per HA /£ £3,010,717 £3,540,075 £5,694,829 £5,905,688 £7,263,721
RLV /£ £3,281,803 £3,871,620 £6,353,399 £6,481,401 £7,991,945 25 RLV /% 17.1% 19.2% 26.1% 26.4% 29.6% RLV per HA /£ £1,640,901 £1,935,810 £3,176,700 £3,240,700 £3,995,972
RLV /£ £3,281,803 £3,871,620 £6,353,399 £6,481,401 £7,991,945 50 Unit Scheme 30 RLV /% 17.1% 19.2% 26.1% 26.4% 29.6% RLV per HA /£ £1,969,082 £2,322,972 £3,812,040 £3,888,841 £4,795,167
RLV /£ £2,094,564 £2,510,401 £4,955,477 £5,430,912 £6,603,968 50 RLV /% 15.5% 17.7% 27.1% 28.4% 31.4% RLV per HA /£ £2,094,564 £2,510,401 £4,955,477 £5,430,912 £6,603,968
RLV /£ £6,477,271 £7,687,274 £12,652,910 £13,089,326 £16,193,063 25 RLV /% 15.8% 17.9% 24.4% 24.9% 28.0% RLV per HA /£ £1,619,318 £1,921,819 £3,163,227 £3,272,331 £4,048,266
RLV /£ £6,477,271 £7,687,274 £12,652,910 £13,089,326 £16,193,063 100 Unit Scheme 30 RLV /% 15.8% 17.9% 24.4% 24.9% 28.0% RLV per HA /£ £1,943,181 £2,306,182 £3,795,873 £3,926,798 £4,857,919
RLV /£ £3,292,922 £4,035,073 £7,561,133 £8,337,570 £10,340,031 50 RLV /% 13.1% 15.3% 23.2% 24.6% 27.7% RLV per HA /£ £1,646,461 £2,017,537 £3,780,567 £4,168,785 £5,170,015
RLV /£ £21,584,680 £25,794,278 £44,811,376 £47,077,292 £58,124,044 25 RLV /% 15.1% 17.2% 24.5% 25.2% 28.2% RLV per HA /£ £1,349,042 £1,612,142 £2,800,711 £2,942,331 £3,632,753
RLV /£ £21,584,680 £25,794,278 £44,811,376 £47,077,292 £58,124,044 400 Unit Scheme 30 RLV /% 15.1% 17.2% 24.5% 25.2% 28.2% RLV per HA /£ £1,618,851 £1,934,571 £3,360,853 £3,530,797 £4,359,303
RLV /£ £13,644,974 £16,727,293 £31,880,568 £34,282,429 £42,567,871 50 RLV /% 13.1% 15.3% 23.4% 24.4% 27.6% RLV per HA /£ £1,705,622 £2,090,912 £3,985,071 £4,285,304 £5,320,984 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £266,912 £318,290 £518,614 £531,766 £661,113 25 RLV /% 17.6% 19.9% 27.1% 27.5% 31.1% RLV per HA /£ £1,334,562 £1,591,449 £2,593,071 £2,658,829 £3,305,567
RLV /£ £266,912 £318,290 £518,614 £531,766 £661,113 5 Unit Scheme 30 RLV /% 17.6% 19.9% 27.1% 27.5% 31.1% RLV per HA /£ £1,601,474 £1,909,739 £3,111,685 £3,190,595 £3,966,681
RLV /£ £162,220 £199,592 £412,955 £466,109 £568,155 50 RLV /% 14.3% 16.8% 27.1% 29.1% 32.2% RLV per HA /£ £1,622,197 £1,995,919 £4,129,545 £4,661,089 £5,681,550
RLV /£ £719,145 £849,659 £1,397,154 £1,492,743 £1,833,385 25 RLV /% 18.5% 20.8% 28.3% 29.3% 32.8% RLV per HA /£ £1,797,862 £2,124,148 £3,492,886 £3,731,856 £4,583,462
RLV /£ £719,145 £849,659 £1,397,154 £1,492,743 £1,833,385 10 Unit Scheme 30 RLV /% 18.5% 20.8% 28.3% 29.3% 32.8% RLV per HA /£ £2,157,435 £2,548,977 £4,191,463 £4,478,228 £5,500,154
RLV /£ £359,049 £438,481 £822,973 £882,155 £1,093,425 50 RLV /% 15.3% 17.8% 26.8% 27.9% 31.5% RLV per HA /£ £1,795,245 £2,192,406 £4,114,864 £4,410,775 £5,467,123
RLV /£ £1,563,653 £1,860,060 £3,061,929 £3,176,690 £3,935,897 25 RLV /% 17.2% 19.4% 26.6% 27.2% 30.6% RLV per HA /£ £1,563,653 £1,860,060 £3,061,929 £3,176,690 £3,935,897
RLV /£ £1,563,653 £1,860,060 £3,061,929 £3,176,690 £3,935,897 25 Unit Scheme 30 RLV /% 17.2% 19.4% 26.6% 27.2% 30.6% RLV per HA /£ £1,876,384 £2,232,072 £3,674,315 £3,812,028 £4,723,076
RLV /£ £996,112 £1,207,205 £2,237,093 £2,421,985 £2,990,382 50 RLV /% 15.3% 17.7% 26.4% 27.6% 31.0% RLV per HA /£ £1,992,225 £2,414,409 £4,474,185 £4,843,970 £5,980,765
RLV /£ £2,743,431 £3,305,860 £5,616,518 £5,957,856 £7,413,890 25 RLV /% 15.2% 17.4% 24.5% 25.4% 28.7% RLV per HA /£ £1,371,715 £1,652,930 £2,808,259 £2,978,928 £3,706,945
RLV /£ £2,743,431 £3,305,860 £5,616,518 £5,957,856 £7,413,890 50 Unit Scheme 30 RLV /% 15.2% 17.4% 24.5% 25.4% 28.7% RLV per HA /£ £1,646,058 £1,983,516 £3,369,911 £3,574,714 £4,448,334
RLV /£ £964,798 £1,268,681 £2,823,393 £3,283,811 £4,128,666 50 RLV /% 9.9% 12.4% 21.9% 24.1% 27.5% RLV per HA /£ £964,798 £1,268,681 £2,823,393 £3,283,811 £4,128,666
RLV /£ £5,049,688 £6,128,235 £10,644,705 £11,245,064 £14,040,349 25 RLV /% 14.0% 16.2% 23.2% 24.0% 27.2% RLV per HA /£ £1,262,422 £1,532,059 £2,661,176 £2,811,266 £3,510,087
RLV /£ £5,049,688 £6,128,235 £10,644,705 £11,245,064 £14,040,349 100 Unit Scheme 30 RLV /% 14.0% 16.2% 23.2% 24.0% 27.2% RLV per HA /£ £1,514,907 £1,838,470 £3,193,411 £3,373,519 £4,212,105
RLV /£ £3,058,413 £3,809,966 £7,536,527 £8,195,862 £10,225,724 50 RLV /% 12.1% 14.4% 22.9% 24.1% 27.3% RLV per HA /£ £1,529,206 £1,904,983 £3,768,264 £4,097,931 £5,112,862
RLV /£ £18,106,968 £22,068,040 £38,873,529 £40,814,701 £51,076,286 25 RLV /% 13.6% 15.8% 23.0% 23.7% 27.0% RLV per HA /£ £1,131,686 £1,379,252 £2,429,596 £2,550,919 £3,192,268
RLV /£ £18,106,968 £22,068,040 £38,873,529 £40,814,701 £51,076,286 400 Unit Scheme 30 RLV /% 13.6% 15.8% 23.0% 23.7% 27.0% RLV per HA /£ £1,358,023 £1,655,103 £2,915,515 £3,061,103 £3,830,721
RLV /£ £10,715,403 £13,628,478 £28,502,618 £30,813,937 £38,700,438 50 RLV /% 11.0% 13.3% 22.2% 23.3% 26.6% RLV per HA /£ £1,339,425 £1,703,560 £3,562,827 £3,851,742 £4,837,555 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £303,006 £367,794 £607,673 £627,400 £789,431 25 RLV /% 16.0% 18.5% 25.6% 26.1% 29.9% RLV per HA /£ £1,515,031 £1,838,969 £3,038,363 £3,137,000 £3,947,156
RLV /£ £303,006 £367,794 £607,673 £627,400 £789,431 5 Unit Scheme 30 RLV /% 16.0% 18.5% 25.6% 26.1% 29.9% RLV per HA /£ £1,818,038 £2,206,763 £3,646,035 £3,764,400 £4,736,587
RLV /£ £89,750 £123,472 £296,026 £335,892 £426,721 50 RLV /% 9.4% 12.3% 23.2% 25.2% 29.1% RLV per HA /£ £897,498 £1,234,716 £2,960,262 £3,358,920 £4,267,213
RLV /£ £667,752 £799,465 £1,295,799 £1,335,254 £1,667,510 25 RLV /% 17.2% 19.6% 26.7% 27.2% 30.9% RLV per HA /£ £1,669,380 £1,998,662 £3,239,497 £3,338,134 £4,168,774
RLV /£ £667,752 £799,465 £1,295,799 £1,335,254 £1,667,510 10 Unit Scheme 30 RLV /% 17.2% 19.6% 26.7% 27.2% 30.9% RLV per HA /£ £2,003,256 £2,398,394 £3,887,397 £4,005,761 £5,002,529
RLV /£ £330,727 £413,458 £781,497 £831,055 £1,046,485 50 RLV /% 13.7% 16.3% 25.1% 26.1% 29.9% RLV per HA /£ £1,653,636 £2,067,289 £3,907,487 £4,155,275 £5,232,424
RLV /£ £1,295,062 £1,584,653 £2,757,124 £2,846,383 £3,585,320 25 RLV /% 14.7% 17.1% 24.8% 25.3% 28.9% RLV per HA /£ £1,295,062 £1,584,653 £2,757,124 £2,846,383 £3,585,320
RLV /£ £1,295,062 £1,584,653 £2,757,124 £2,846,383 £3,585,320 25 Unit Scheme 30 RLV /% 14.7% 17.1% 24.8% 25.3% 28.9% RLV per HA /£ £1,554,074 £1,901,584 £3,308,549 £3,415,659 £4,302,384
RLV /£ £535,447 £699,246 £1,595,749 £1,812,983 £2,270,927 50 RLV /% 10.7% 13.4% 24.0% 25.9% 29.5% RLV per HA /£ £1,070,895 £1,398,493 £3,191,497 £3,625,965 £4,541,855
RLV /£ £2,625,277 £3,212,651 £5,445,274 £5,619,212 £7,102,674 25 RLV /% 14.0% 16.4% 23.3% 23.8% 27.3% RLV per HA /£ £1,312,639 £1,606,325 £2,722,637 £2,809,606 £3,551,337
RLV /£ £2,625,277 £3,212,651 £5,445,274 £5,619,212 £7,102,674 50 Unit Scheme 30 RLV /% 14.0% 16.4% 23.3% 23.8% 27.3% RLV per HA /£ £1,575,166 £1,927,591 £3,267,164 £3,371,527 £4,261,604
RLV /£ £994,883 £1,314,113 £3,062,982 £3,425,875 £4,312,472 50 RLV /% 9.8% 12.3% 22.6% 24.2% 27.7% RLV per HA /£ £994,883 £1,314,113 £3,062,982 £3,425,875 £4,312,472
RLV /£ £4,249,850 £5,283,624 £9,646,484 £10,243,703 £12,927,098 25 RLV /% 12.4% 14.7% 22.2% 23.0% 26.4% RLV per HA /£ £1,062,463 £1,320,906 £2,411,621 £2,560,926 £3,231,774
RLV /£ £4,249,850 £5,283,624 £9,646,484 £10,243,703 £12,927,098 100 Unit Scheme 30 RLV /% 12.4% 14.7% 22.2% 23.0% 26.4% RLV per HA /£ £1,274,955 £1,585,087 £2,893,945 £3,073,111 £3,878,129
RLV /£ £1,425,796 £2,000,272 £4,882,367 £5,603,819 £7,179,605 50 RLV /% 7.5% 10.0% 19.6% 21.4% 24.9% RLV per HA /£ £712,898 £1,000,136 £2,441,183 £2,801,910 £3,589,802
RLV /£ £14,860,866 £18,654,787 £34,124,487 £35,699,504 £45,431,720 25 RLV /% 11.8% 14.1% 21.5% 22.1% 25.6% RLV per HA /£ £928,804 £1,165,924 £2,132,780 £2,231,219 £2,839,483
RLV /£ £14,860,866 £18,654,787 £34,124,487 £35,699,504 £45,431,720 400 Unit Scheme 30 RLV /% 11.8% 14.1% 21.5% 22.1% 25.6% RLV per HA /£ £1,114,565 £1,399,109 £2,559,337 £2,677,463 £3,407,379
RLV /£ £6,146,043 £8,664,285 £21,540,156 £23,773,497 £30,612,860 50 RLV /% 7.4% 9.9% 19.6% 20.9% 24.5% RLV per HA /£ £768,255 £1,083,036 £2,692,520 £2,971,687 £3,826,607 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £245,392 £299,594 £525,434 £574,992 £726,636 25 RLV /% 14.4% 16.7% 24.6% 26.0% 29.9% RLV per HA /£ £1,226,962 £1,497,972 £2,627,170 £2,874,958 £3,633,180
RLV /£ £245,392 £299,594 £525,434 £574,992 £726,636 5 Unit Scheme 30 RLV /% 14.4% 16.7% 24.6% 26.0% 29.9% RLV per HA /£ £1,472,355 £1,797,566 £3,152,604 £3,449,950 £4,359,816
RLV /£ £30,627 £55,483 £159,221 £198,316 £259,328 50 RLV /% 4.4% 7.6% 18.0% 21.0% 25.0% RLV per HA /£ £306,274 £554,832 £1,592,205 £1,983,161 £2,593,279
RLV /£ £508,101 £626,257 £1,056,921 £1,129,255 £1,429,366 25 RLV /% 14.8% 17.3% 24.7% 25.8% 29.6% RLV per HA /£ £1,270,252 £1,565,641 £2,642,303 £2,823,137 £3,573,415
RLV /£ £508,101 £626,257 £1,056,921 £1,129,255 £1,429,366 10 Unit Scheme 30 RLV /% 14.8% 17.3% 24.7% 25.8% 29.6% RLV per HA /£ £1,524,302 £1,878,770 £3,170,763 £3,387,764 £4,288,098
RLV /£ £139,394 £200,097 £513,810 £583,095 £749,306 50 RLV /% 8.0% 10.9% 22.1% 24.0% 28.0% RLV per HA /£ £696,972 £1,000,485 £2,569,048 £2,915,473 £3,746,532
RLV /£ £1,030,036 £1,295,449 £2,287,287 £2,395,672 £3,066,879 25 RLV /% 12.9% 15.5% 23.0% 23.7% 27.6% RLV per HA /£ £1,030,036 £1,295,449 £2,287,287 £2,395,672 £3,066,879
RLV /£ £1,030,036 £1,295,449 £2,287,287 £2,395,672 £3,066,879 25 Unit Scheme 30 RLV /% 12.9% 15.5% 23.0% 23.7% 27.6% RLV per HA /£ £1,236,044 £1,554,539 £2,744,744 £2,874,806 £3,680,255
RLV /£ £469,787 £636,448 £1,358,175 £1,457,228 £1,901,915 50 RLV /% 9.1% 11.8% 20.7% 21.8% 25.8% RLV per HA /£ £939,575 £1,272,897 £2,716,350 £2,914,457 £3,803,829
RLV /£ £1,939,697 £2,463,031 £4,422,977 £4,599,741 £5,919,920 25 RLV /% 11.8% 14.3% 21.6% 22.1% 25.9% RLV per HA /£ £969,848 £1,231,515 £2,211,488 £2,299,870 £2,959,960
RLV /£ £1,939,697 £2,463,031 £4,422,977 £4,599,741 £5,919,920 50 Unit Scheme 30 RLV /% 11.8% 14.3% 21.6% 22.1% 25.9% RLV per HA /£ £1,163,818 £1,477,818 £2,653,786 £2,759,845 £3,551,952
RLV /£ £612,866 £915,614 £2,360,693 £2,660,251 £3,474,813 50 RLV /% 6.4% 9.2% 19.1% 20.7% 24.6% RLV per HA /£ £612,866 £915,614 £2,360,693 £2,660,251 £3,474,813
RLV /£ £3,437,614 £4,440,923 £8,414,006 £8,862,132 £11,425,657 25 RLV /% 10.5% 12.9% 20.4% 21.1% 24.7% RLV per HA /£ £859,403 £1,110,231 £2,103,501 £2,215,533 £2,856,414
RLV /£ £3,437,614 £4,440,923 £8,414,006 £8,862,132 £11,425,657 100 Unit Scheme 30 RLV /% 10.5% 12.9% 20.4% 21.1% 24.7% RLV per HA /£ £1,031,284 £1,332,277 £2,524,202 £2,658,640 £3,427,697
RLV /£ £1,385,024 £2,019,271 £5,134,962 £5,639,351 £7,342,374 50 RLV /% 6.7% 9.3% 18.9% 20.2% 23.9% RLV per HA /£ £692,512 £1,009,635 £2,567,481 £2,819,675 £3,671,187
RLV /£ £10,898,615 £14,430,118 £29,052,670 £30,475,880 £39,547,550 25 RLV /% 9.4% 11.9% 19.8% 20.5% 24.2% RLV per HA /£ £681,163 £901,882 £1,815,792 £1,904,743 £2,471,722
RLV /£ £10,898,615 £14,430,118 £29,052,670 £30,475,880 £39,547,550 400 Unit Scheme 30 RLV /% 9.4% 11.9% 19.8% 20.5% 24.2% RLV per HA /£ £817,396 £1,082,259 £2,178,950 £2,285,691 £2,966,066
RLV /£ £3,877,078 £6,268,498 £18,302,044 £20,230,920 £26,683,480 50 RLV /% 5.0% 7.6% 17.8% 19.1% 22.9% RLV per HA /£ £484,635 £783,562 £2,287,755 £2,528,865 £3,335,435 Appendix 8B: Notional sites based on floor areas with a 66:34 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £552,396 £413,344 £245,652 £277,547 1 £3,356,967 £2,923,647 £2,442,626 £2,082,792 2 £642,236 £483,169 £291,501 £338,636 2 £3,952,371 £3,492,467 £2,977,969 £2,608,587 5 Unit Scheme 3 £1,009,976 £784,700 £528,975 £568,290 50 Unit Scheme 3 £6,286,572 £5,931,291 £5,155,189 £4,616,195 4 £1,088,886 £853,985 £585,109 £607,744 4 £6,463,336 £6,175,103 £5,405,097 £4,817,340 5 £1,323,899 £1,047,910 £721,167 £762,812 5 £7,975,811 £7,647,645 £6,780,444 £6,149,776 1 £1,010,747 £877,801 £541,025 £551,283 1 £6,397,831 £4,693,985 £3,617,822 £3,315,156 2 £1,174,389 £1,033,247 £654,242 £672,777 2 £7,587,674 £5,706,750 £4,510,934 £4,257,538 10 Unit Scheme 3 £1,839,610 £1,675,467 £1,084,521 £1,121,155 100 Unit Scheme 3 £12,594,913 £9,902,937 £8,481,217 £7,982,194 4 £1,948,350 £1,800,407 £1,123,975 £1,160,610 4 £13,174,566 £10,286,658 £9,040,590 £8,289,798 5 £2,372,428 £2,206,235 £1,410,488 £1,466,226 5 £16,253,933 £12,888,842 £11,383,105 £10,685,346 1 £1,794,047 £1,467,366 £1,290,963 £1,161,812 1 £23,569,899 £19,425,954 £15,914,822 £13,204,842 2 £2,100,711 £1,752,868 £1,575,108 £1,434,364 2 £27,982,890 £23,529,857 £19,788,171 £16,907,199 25 Unit Scheme 3 £3,354,589 £2,916,153 £2,838,669 £2,429,682 400 Unit Scheme 3 £47,065,128 £41,051,327 £35,712,587 £32,365,357 4 £3,513,979 £2,992,660 £3,017,186 £2,467,935 4 £49,123,402 £43,027,630 £37,282,175 £33,817,843 5 £4,304,981 £3,721,103 £3,762,563 £3,147,483 5 £60,586,459 £53,666,168 £47,226,613 £43,336,263
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £552,396 £413,344 £245,652 £277,547 1 £3,356,967 £2,923,647 £2,442,626 £2,082,792 2 £642,236 £483,169 £291,501 £338,636 2 £3,952,371 £3,492,467 £2,977,969 £2,608,587 5 Unit Scheme 3 £1,009,976 £784,700 £528,975 £568,290 50 Unit Scheme 3 £6,286,572 £5,931,291 £5,155,189 £4,616,195 4 £1,088,886 £853,985 £585,109 £607,744 4 £6,463,336 £6,175,103 £5,405,097 £4,817,340 5 £1,323,899 £1,047,910 £721,167 £762,812 5 £7,975,811 £7,647,645 £6,780,444 £6,149,776 1 £1,010,747 £877,801 £541,025 £551,283 1 £6,397,831 £4,693,985 £3,617,822 £3,315,156 2 £1,174,389 £1,033,247 £654,242 £672,777 2 £7,587,674 £5,706,750 £4,510,934 £4,257,538 10 Unit Scheme 3 £1,839,610 £1,675,467 £1,084,521 £1,121,155 100 Unit Scheme 3 £12,594,913 £9,902,937 £8,481,217 £7,982,194 4 £1,948,350 £1,800,407 £1,123,975 £1,160,610 4 £13,174,566 £10,286,658 £9,040,590 £8,289,798 5 £2,372,428 £2,206,235 £1,410,488 £1,466,226 5 £16,253,933 £12,888,842 £11,383,105 £10,685,346 1 £1,794,047 £1,467,366 £1,290,963 £1,161,812 1 £23,569,899 £19,425,954 £15,914,822 £13,204,842 2 £2,100,711 £1,752,868 £1,575,108 £1,434,364 2 £27,982,890 £23,529,857 £19,788,171 £16,907,199 25 Unit Scheme 3 £3,354,589 £2,916,153 £2,838,669 £2,429,682 400 Unit Scheme 3 £47,065,128 £41,051,327 £35,712,587 £32,365,357 4 £3,513,979 £2,992,660 £3,017,186 £2,467,935 4 £49,123,402 £43,027,630 £37,282,175 £33,817,843 5 £4,304,981 £3,721,103 £3,762,563 £3,147,483 5 £60,586,459 £53,666,168 £47,226,613 £43,336,263
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £321,019 £162,220 £221,833 £113,268 1 £1,881,054 £1,393,552 £1,038,004 £890,771 2 £376,816 £199,592 £266,898 £150,158 2 £2,278,882 £1,750,470 £1,366,461 £1,236,571 5 Unit Scheme 3 £626,188 £412,955 £483,555 £308,586 50 Unit Scheme 3 £4,172,762 £3,750,028 £2,923,589 £2,944,087 4 £672,219 £466,109 £495,249 £338,727 4 £4,517,369 £4,116,191 £3,240,989 £3,243,644 5 £819,141 £568,155 £622,101 £433,679 5 £5,583,990 £5,108,396 £4,123,308 £4,175,421 1 £383,951 £323,781 £316,157 £278,325 1 £3,175,750 £2,316,832 £2,445,920 £1,813,155 2 £464,713 £403,543 £396,112 £361,375 2 £3,914,663 £2,982,418 £3,174,420 £2,506,525 10 Unit Scheme 3 £906,796 £815,124 £801,253 £746,814 100 Unit Scheme 3 £7,990,090 £6,257,523 £6,848,379 £5,821,411 4 £998,857 £910,712 £853,860 £792,845 4 £8,722,401 £6,911,003 £7,455,019 £6,252,824 5 £1,222,100 £1,128,968 £1,067,469 £1,010,148 5 £10,768,543 £8,712,927 £9,424,428 £8,093,343 1 £1,218,163 £827,993 £868,472 £535,987 1 £12,978,074 £11,822,905 £9,074,875 £7,217,522 2 £1,455,373 £1,026,432 £1,075,762 £711,986 2 £15,940,969 £14,816,816 £11,958,224 £9,998,111 25 Unit Scheme 3 £2,624,558 £2,004,421 £2,074,108 £1,534,334 400 Unit Scheme 3 £31,178,804 £29,673,154 £25,938,007 £23,652,403 4 £2,783,948 £2,097,099 £2,205,040 £1,649,558 4 £33,899,979 £31,737,123 £27,769,050 £25,261,379 5 £3,419,327 £2,624,299 £2,756,508 £2,115,387 5 £41,972,593 £39,767,602 £35,450,658 £32,666,426 cont. Notional sites based on floor areas with a 66:34 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.4% 18.7% 16.6% 15.8% 1 17.4% 16.0% 14.4% 12.6% 2 22.6% 20.9% 18.7% 18.4% 2 19.5% 18.2% 16.7% 15.1% 5 Unit Scheme 3 29.5% 28.2% 27.5% 25.9% 50 Unit Scheme 3 25.9% 25.5% 24.0% 22.4% 4 30.7% 29.6% 29.1% 26.9% 4 26.3% 26.1% 24.7% 23.0% 5 33.9% 33.0% 32.7% 30.7% 5 29.5% 29.3% 28.2% 26.7% 1 20.5% 18.9% 16.2% 15.6% 1 15.9% 13.8% 12.2% 10.8% 2 22.7% 21.2% 18.7% 18.2% 2 18.0% 16.0% 14.5% 13.2% 10 Unit Scheme 3 29.6% 28.6% 26.0% 25.6% 100 Unit Scheme 3 24.6% 23.1% 22.4% 20.6% 4 30.5% 29.7% 26.6% 26.1% 4 25.3% 23.6% 23.3% 21.2% 5 33.8% 33.1% 30.3% 30.0% 5 28.4% 26.9% 26.7% 24.8% 1 18.8% 16.7% 15.0% 14.2% 1 15.8% 14.1% 12.4% 10.9% 2 21.0% 19.0% 17.4% 16.7% 2 17.9% 16.3% 14.7% 13.3% 25 Unit Scheme 3 27.8% 26.3% 25.6% 24.0% 400 Unit Scheme 3 24.7% 23.5% 22.0% 21.1% 4 28.6% 26.7% 26.6% 24.2% 4 25.3% 24.1% 22.6% 21.7% 5 31.8% 30.2% 30.1% 28.0% 5 28.4% 27.4% 26.1% 25.3%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.4% 18.7% 16.6% 15.8% 1 17.4% 16.0% 14.4% 12.6% 2 22.6% 20.9% 18.7% 18.4% 2 19.5% 18.2% 16.7% 15.1% 5 Unit Scheme 3 29.5% 28.2% 27.5% 25.9% 50 Unit Scheme 3 25.9% 25.5% 24.0% 22.4% 4 30.7% 29.6% 29.1% 26.9% 4 26.3% 26.1% 24.7% 23.0% 5 33.9% 33.0% 32.7% 30.7% 5 29.5% 29.3% 28.2% 26.7% 1 20.5% 18.9% 16.2% 15.6% 1 15.9% 13.8% 12.2% 10.8% 2 22.7% 21.2% 18.7% 18.2% 2 18.0% 16.0% 14.5% 13.2% 10 Unit Scheme 3 29.6% 28.6% 26.0% 25.6% 100 Unit Scheme 3 24.6% 23.1% 22.4% 20.6% 4 30.5% 29.7% 26.6% 26.1% 4 25.3% 23.6% 23.3% 21.2% 5 33.8% 33.1% 30.3% 30.0% 5 28.4% 26.9% 26.7% 24.8% 1 18.8% 16.7% 15.0% 14.2% 1 15.8% 14.1% 12.4% 10.9% 2 21.0% 19.0% 17.4% 16.7% 2 17.9% 16.3% 14.7% 13.3% 25 Unit Scheme 3 27.8% 26.3% 25.6% 24.0% 400 Unit Scheme 3 24.7% 23.5% 22.0% 21.1% 4 28.6% 26.7% 26.6% 24.2% 4 25.3% 24.1% 22.6% 21.7% 5 31.8% 30.2% 30.1% 28.0% 5 28.4% 27.4% 26.1% 25.3%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.3% 14.3% 15.4% 11.0% 1 14.5% 12.1% 9.9% 8.2% 2 21.6% 16.8% 17.6% 13.9% 2 16.8% 14.5% 12.5% 10.8% 5 Unit Scheme 3 29.2% 27.1% 26.2% 23.3% 50 Unit Scheme 3 24.9% 24.4% 21.6% 20.8% 4 30.3% 29.1% 26.5% 24.8% 4 26.1% 25.8% 23.1% 22.1% 5 33.6% 32.2% 30.3% 28.8% 5 29.3% 29.1% 26.7% 25.9% 1 15.9% 13.8% 13.6% 11.6% 1 12.7% 10.4% 10.1% 8.0% 2 18.3% 16.3% 16.2% 14.4% 2 14.9% 12.8% 12.5% 10.5% 10 Unit Scheme 3 28.1% 26.2% 26.1% 24.1% 100 Unit Scheme 3 23.9% 21.5% 21.6% 19.8% 4 29.6% 28.0% 27.1% 25.0% 4 25.2% 22.9% 22.8% 20.8% 5 32.9% 31.5% 30.8% 28.9% 5 28.3% 26.2% 26.2% 24.4% 1 16.5% 13.6% 13.8% 10.2% 1 12.9% 11.8% 9.5% 7.9% 2 18.8% 16.0% 16.3% 12.9% 2 15.1% 14.1% 11.9% 10.5% 25 Unit Scheme 3 27.3% 25.2% 25.3% 22.5% 400 Unit Scheme 3 23.6% 22.6% 20.9% 20.0% 4 28.2% 25.9% 26.3% 23.6% 4 24.8% 23.6% 21.8% 20.8% 5 31.5% 29.4% 29.9% 27.5% 5 27.9% 26.9% 25.3% 24.5% cont. Notional sites based on floor areas with a 66:34 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,761,982 £2,066,720 £1,228,260 £1,387,733 1 £1,678,484 £1,461,823 £1,221,313 £1,041,396 2 £3,211,181 £2,415,843 £1,457,505 £1,693,182 2 £1,976,186 £1,746,233 £1,488,985 £1,304,294 5 Unit Scheme 3 £5,049,882 £3,923,501 £2,644,876 £2,841,448 50 Unit Scheme 3 £3,143,286 £2,965,645 £2,577,594 £2,308,097 4 £5,444,430 £4,269,926 £2,925,543 £3,038,722 4 £3,231,668 £3,087,552 £2,702,549 £2,408,670 5 £6,619,493 £5,239,552 £3,605,833 £3,814,061 5 £3,987,905 £3,823,823 £3,390,222 £3,074,888 1 £2,526,869 £2,194,501 £1,352,562 £1,378,208 1 £1,599,458 £1,173,496 £904,455 £828,789 2 £2,935,974 £2,583,117 £1,635,605 £1,681,942 2 £1,896,919 £1,426,687 £1,127,733 £1,064,385 10 Unit Scheme 3 £4,599,025 £4,188,668 £2,711,301 £2,802,887 100 Unit Scheme 3 £3,148,728 £2,475,734 £2,120,304 £1,995,548 4 £4,870,874 £4,501,018 £2,809,938 £2,901,524 4 £3,293,642 £2,571,664 £2,260,148 £2,072,450 5 £5,931,069 £5,515,588 £3,526,219 £3,665,565 5 £4,063,483 £3,222,210 £2,845,776 £2,671,336 1 £1,794,047 £1,467,366 £1,290,963 £1,161,812 1 £1,473,119 £1,214,122 £994,676 £825,303 2 £2,100,711 £1,752,868 £1,575,108 £1,434,364 2 £1,748,931 £1,470,616 £1,236,761 £1,056,700 25 Unit Scheme 3 £3,354,589 £2,916,153 £2,838,669 £2,429,682 400 Unit Scheme 3 £2,941,571 £2,565,708 £2,232,037 £2,022,835 4 £3,513,979 £2,992,660 £3,017,186 £2,467,935 4 £3,070,213 £2,689,227 £2,330,136 £2,113,615 5 £4,304,981 £3,721,103 £3,762,563 £3,147,483 5 £3,786,654 £3,354,136 £2,951,663 £2,708,516
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,314,379 £2,480,064 £1,473,912 £1,665,280 1 £2,014,180 £1,754,188 £1,465,575 £1,249,675 2 £3,853,418 £2,899,011 £1,749,006 £2,031,818 2 £2,371,423 £2,095,480 £1,786,781 £1,565,152 5 Unit Scheme 3 £6,059,859 £4,708,202 £3,173,851 £3,409,737 50 Unit Scheme 3 £3,771,943 £3,558,774 £3,093,113 £2,769,717 4 £6,533,316 £5,123,912 £3,510,651 £3,646,466 4 £3,878,002 £3,705,062 £3,243,058 £2,890,404 5 £7,943,392 £6,287,462 £4,326,999 £4,576,873 5 £4,785,486 £4,588,587 £4,068,267 £3,689,866 1 £3,032,242 £2,633,402 £1,623,075 £1,653,850 1 £1,919,349 £1,408,196 £1,085,347 £994,547 2 £3,523,168 £3,099,741 £1,962,726 £2,018,331 2 £2,276,302 £1,712,025 £1,353,280 £1,277,262 10 Unit Scheme 3 £5,518,830 £5,026,401 £3,253,562 £3,363,464 100 Unit Scheme 3 £3,778,474 £2,970,881 £2,544,365 £2,394,658 4 £5,845,049 £5,401,222 £3,371,926 £3,481,829 4 £3,952,370 £3,085,997 £2,712,177 £2,486,939 5 £7,117,283 £6,618,706 £4,231,463 £4,398,678 5 £4,876,180 £3,866,653 £3,414,931 £3,205,604 1 £2,152,856 £1,760,840 £1,549,156 £1,394,174 1 £1,767,742 £1,456,947 £1,193,612 £990,363 2 £2,520,853 £2,103,442 £1,890,130 £1,721,237 2 £2,098,717 £1,764,739 £1,484,113 £1,268,040 25 Unit Scheme 3 £4,025,507 £3,499,383 £3,406,402 £2,915,618 400 Unit Scheme 3 £3,529,885 £3,078,850 £2,678,444 £2,427,402 4 £4,216,775 £3,591,192 £3,620,623 £2,961,522 4 £3,684,255 £3,227,072 £2,796,163 £2,536,338 5 £5,165,977 £4,465,324 £4,515,076 £3,776,979 5 £4,543,984 £4,024,963 £3,541,996 £3,250,220
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,210,191 £1,622,197 £2,218,333 £1,132,681 1 £1,881,054 £1,393,552 £1,038,004 £890,771 2 £3,768,158 £1,995,919 £2,668,978 £1,501,576 2 £2,278,882 £1,750,470 £1,366,461 £1,236,571 5 Unit Scheme 3 £6,261,884 £4,129,545 £4,835,552 £3,085,863 50 Unit Scheme 3 £4,172,762 £3,750,028 £2,923,589 £2,944,087 4 £6,722,190 £4,661,089 £4,952,487 £3,387,273 4 £4,517,369 £4,116,191 £3,240,989 £3,243,644 5 £8,191,407 £5,681,550 £6,221,006 £4,336,790 5 £5,583,990 £5,108,396 £4,123,308 £4,175,421 1 £1,919,757 £1,618,905 £1,580,786 £1,391,626 1 £1,587,875 £1,158,416 £1,222,960 £906,578 2 £2,323,566 £2,017,714 £1,980,562 £1,806,876 2 £1,957,332 £1,491,209 £1,587,210 £1,253,263 10 Unit Scheme 3 £4,533,980 £4,075,620 £4,006,266 £3,734,070 100 Unit Scheme 3 £3,995,045 £3,128,761 £3,424,190 £2,910,705 4 £4,994,286 £4,553,561 £4,269,298 £3,964,223 4 £4,361,201 £3,455,501 £3,727,509 £3,126,412 5 £6,110,501 £5,644,838 £5,337,343 £5,050,739 5 £5,384,271 £4,356,463 £4,712,214 £4,046,672 1 £2,436,327 £1,655,985 £1,736,944 £1,071,974 1 £1,622,259 £1,477,863 £1,134,359 £902,190 2 £2,910,746 £2,052,864 £2,151,525 £1,423,973 2 £1,992,621 £1,852,102 £1,494,778 £1,249,764 25 Unit Scheme 3 £5,249,115 £4,008,843 £4,148,217 £3,068,668 400 Unit Scheme 3 £3,897,351 £3,709,144 £3,242,251 £2,956,550 4 £5,567,895 £4,194,199 £4,410,080 £3,299,117 4 £4,237,497 £3,967,140 £3,471,131 £3,157,672 5 £6,838,655 £5,248,597 £5,513,015 £4,230,774 5 £5,246,574 £4,970,950 £4,431,332 £4,083,303 cont. Notional sites based on floor areas with a 66:34 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with a 66:34 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £552,396 £642,236 £1,009,976 £1,088,886 £1,323,899 25 RLV /% 20.4% 22.6% 29.5% 30.7% 33.9% RLV per HA /£ £2,761,982 £3,211,181 £5,049,882 £5,444,430 £6,619,493
RLV /£ £552,396 £642,236 £1,009,976 £1,088,886 £1,323,899 5 Unit Scheme 30 RLV /% 20.4% 22.6% 29.5% 30.7% 33.9% RLV per HA /£ £3,314,379 £3,853,418 £6,059,859 £6,533,316 £7,943,392
RLV /£ £321,019 £376,816 £626,188 £672,219 £819,141 50 RLV /% 19.3% 21.6% 29.2% 30.3% 33.6% RLV per HA /£ £3,210,191 £3,768,158 £6,261,884 £6,722,190 £8,191,407
RLV /£ £1,010,747 £1,174,389 £1,839,610 £1,948,350 £2,372,428 25 RLV /% 20.5% 22.7% 29.6% 30.5% 33.8% RLV per HA /£ £2,526,869 £2,935,974 £4,599,025 £4,870,874 £5,931,069
RLV /£ £1,010,747 £1,174,389 £1,839,610 £1,948,350 £2,372,428 10 Unit Scheme 30 RLV /% 20.5% 22.7% 29.6% 30.5% 33.8% RLV per HA /£ £3,032,242 £3,523,168 £5,518,830 £5,845,049 £7,117,283
RLV /£ £383,951 £464,713 £906,796 £998,857 £1,222,100 50 RLV /% 15.9% 18.3% 28.1% 29.6% 32.9% RLV per HA /£ £1,919,757 £2,323,566 £4,533,980 £4,994,286 £6,110,501
RLV /£ £1,794,047 £2,100,711 £3,354,589 £3,513,979 £4,304,981 25 RLV /% 18.8% 21.0% 27.8% 28.6% 31.8% RLV per HA /£ £1,794,047 £2,100,711 £3,354,589 £3,513,979 £4,304,981
RLV /£ £1,794,047 £2,100,711 £3,354,589 £3,513,979 £4,304,981 25 Unit Scheme 30 RLV /% 18.8% 21.0% 27.8% 28.6% 31.8% RLV per HA /£ £2,152,856 £2,520,853 £4,025,507 £4,216,775 £5,165,977
RLV /£ £1,218,163 £1,455,373 £2,624,558 £2,783,948 £3,419,327 50 RLV /% 16.5% 18.8% 27.3% 28.2% 31.5% RLV per HA /£ £2,436,327 £2,910,746 £5,249,115 £5,567,895 £6,838,655
RLV /£ £3,356,967 £3,952,371 £6,286,572 £6,463,336 £7,975,811 25 RLV /% 17.4% 19.5% 25.9% 26.3% 29.5% RLV per HA /£ £1,678,484 £1,976,186 £3,143,286 £3,231,668 £3,987,905
RLV /£ £3,356,967 £3,952,371 £6,286,572 £6,463,336 £7,975,811 50 Unit Scheme 30 RLV /% 17.4% 19.5% 25.9% 26.3% 29.5% RLV per HA /£ £2,014,180 £2,371,423 £3,771,943 £3,878,002 £4,785,486
RLV /£ £1,881,054 £2,278,882 £4,172,762 £4,517,369 £5,583,990 50 RLV /% 14.5% 16.8% 24.9% 26.1% 29.3% RLV per HA /£ £1,881,054 £2,278,882 £4,172,762 £4,517,369 £5,583,990
RLV /£ £6,397,831 £7,587,674 £12,594,913 £13,174,566 £16,253,933 25 RLV /% 15.9% 18.0% 24.6% 25.3% 28.4% RLV per HA /£ £1,599,458 £1,896,919 £3,148,728 £3,293,642 £4,063,483
RLV /£ £6,397,831 £7,587,674 £12,594,913 £13,174,566 £16,253,933 100 Unit Scheme 30 RLV /% 15.9% 18.0% 24.6% 25.3% 28.4% RLV per HA /£ £1,919,349 £2,276,302 £3,778,474 £3,952,370 £4,876,180
RLV /£ £3,175,750 £3,914,663 £7,990,090 £8,722,401 £10,768,543 50 RLV /% 12.7% 14.9% 23.9% 25.2% 28.3% RLV per HA /£ £1,587,875 £1,957,332 £3,995,045 £4,361,201 £5,384,271
RLV /£ £23,569,899 £27,982,890 £47,065,128 £49,123,402 £60,586,459 25 RLV /% 15.8% 17.9% 24.7% 25.3% 28.4% RLV per HA /£ £1,473,119 £1,748,931 £2,941,571 £3,070,213 £3,786,654
RLV /£ £23,569,899 £27,982,890 £47,065,128 £49,123,402 £60,586,459 400 Unit Scheme 30 RLV /% 15.8% 17.9% 24.7% 25.3% 28.4% RLV per HA /£ £1,767,742 £2,098,717 £3,529,885 £3,684,255 £4,543,984
RLV /£ £12,978,074 £15,940,969 £31,178,804 £33,899,979 £41,972,593 50 RLV /% 12.9% 15.1% 23.6% 24.8% 27.9% RLV per HA /£ £1,622,259 £1,992,621 £3,897,351 £4,237,497 £5,246,574 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £413,344 £483,169 £784,700 £853,985 £1,047,910 25 RLV /% 18.7% 20.9% 28.2% 29.6% 33.0% RLV per HA /£ £2,066,720 £2,415,843 £3,923,501 £4,269,926 £5,239,552
RLV /£ £413,344 £483,169 £784,700 £853,985 £1,047,910 5 Unit Scheme 30 RLV /% 18.7% 20.9% 28.2% 29.6% 33.0% RLV per HA /£ £2,480,064 £2,899,011 £4,708,202 £5,123,912 £6,287,462
RLV /£ £162,220 £199,592 £412,955 £466,109 £568,155 50 RLV /% 14.3% 16.8% 27.1% 29.1% 32.2% RLV per HA /£ £1,622,197 £1,995,919 £4,129,545 £4,661,089 £5,681,550
RLV /£ £877,801 £1,033,247 £1,675,467 £1,800,407 £2,206,235 25 RLV /% 18.9% 21.2% 28.6% 29.7% 33.1% RLV per HA /£ £2,194,501 £2,583,117 £4,188,668 £4,501,018 £5,515,588
RLV /£ £877,801 £1,033,247 £1,675,467 £1,800,407 £2,206,235 10 Unit Scheme 30 RLV /% 18.9% 21.2% 28.6% 29.7% 33.1% RLV per HA /£ £2,633,402 £3,099,741 £5,026,401 £5,401,222 £6,618,706
RLV /£ £323,781 £403,543 £815,124 £910,712 £1,128,968 50 RLV /% 13.8% 16.3% 26.2% 28.0% 31.5% RLV per HA /£ £1,618,905 £2,017,714 £4,075,620 £4,553,561 £5,644,838
RLV /£ £1,467,366 £1,752,868 £2,916,153 £2,992,660 £3,721,103 25 RLV /% 16.7% 19.0% 26.3% 26.7% 30.2% RLV per HA /£ £1,467,366 £1,752,868 £2,916,153 £2,992,660 £3,721,103
RLV /£ £1,467,366 £1,752,868 £2,916,153 £2,992,660 £3,721,103 25 Unit Scheme 30 RLV /% 16.7% 19.0% 26.3% 26.7% 30.2% RLV per HA /£ £1,760,840 £2,103,442 £3,499,383 £3,591,192 £4,465,324
RLV /£ £827,993 £1,026,432 £2,004,421 £2,097,099 £2,624,299 50 RLV /% 13.6% 16.0% 25.2% 25.9% 29.4% RLV per HA /£ £1,655,985 £2,052,864 £4,008,843 £4,194,199 £5,248,597
RLV /£ £2,923,647 £3,492,467 £5,931,291 £6,175,103 £7,647,645 25 RLV /% 16.0% 18.2% 25.5% 26.1% 29.3% RLV per HA /£ £1,461,823 £1,746,233 £2,965,645 £3,087,552 £3,823,823
RLV /£ £2,923,647 £3,492,467 £5,931,291 £6,175,103 £7,647,645 50 Unit Scheme 30 RLV /% 16.0% 18.2% 25.5% 26.1% 29.3% RLV per HA /£ £1,754,188 £2,095,480 £3,558,774 £3,705,062 £4,588,587
RLV /£ £1,393,552 £1,750,470 £3,750,028 £4,116,191 £5,108,396 50 RLV /% 12.1% 14.5% 24.4% 25.8% 29.1% RLV per HA /£ £1,393,552 £1,750,470 £3,750,028 £4,116,191 £5,108,396
RLV /£ £4,693,985 £5,706,750 £9,902,937 £10,286,658 £12,888,842 25 RLV /% 13.8% 16.0% 23.1% 23.6% 26.9% RLV per HA /£ £1,173,496 £1,426,687 £2,475,734 £2,571,664 £3,222,210
RLV /£ £4,693,985 £5,706,750 £9,902,937 £10,286,658 £12,888,842 100 Unit Scheme 30 RLV /% 13.8% 16.0% 23.1% 23.6% 26.9% RLV per HA /£ £1,408,196 £1,712,025 £2,970,881 £3,085,997 £3,866,653
RLV /£ £2,316,832 £2,982,418 £6,257,523 £6,911,003 £8,712,927 50 RLV /% 10.4% 12.8% 21.5% 22.9% 26.2% RLV per HA /£ £1,158,416 £1,491,209 £3,128,761 £3,455,501 £4,356,463
RLV /£ £19,425,954 £23,529,857 £41,051,327 £43,027,630 £53,666,168 25 RLV /% 14.1% 16.3% 23.5% 24.1% 27.4% RLV per HA /£ £1,214,122 £1,470,616 £2,565,708 £2,689,227 £3,354,136
RLV /£ £19,425,954 £23,529,857 £41,051,327 £43,027,630 £53,666,168 400 Unit Scheme 30 RLV /% 14.1% 16.3% 23.5% 24.1% 27.4% RLV per HA /£ £1,456,947 £1,764,739 £3,078,850 £3,227,072 £4,024,963
RLV /£ £11,822,905 £14,816,816 £29,673,154 £31,737,123 £39,767,602 50 RLV /% 11.8% 14.1% 22.6% 23.6% 26.9% RLV per HA /£ £1,477,863 £1,852,102 £3,709,144 £3,967,140 £4,970,950 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £245,652 £291,501 £528,975 £585,109 £721,167 25 RLV /% 16.6% 18.7% 27.5% 29.1% 32.7% RLV per HA /£ £1,228,260 £1,457,505 £2,644,876 £2,925,543 £3,605,833
RLV /£ £245,652 £291,501 £528,975 £585,109 £721,167 5 Unit Scheme 30 RLV /% 16.6% 18.7% 27.5% 29.1% 32.7% RLV per HA /£ £1,473,912 £1,749,006 £3,173,851 £3,510,651 £4,326,999
RLV /£ £221,833 £266,898 £483,555 £495,249 £622,101 50 RLV /% 15.4% 17.6% 26.2% 26.5% 30.3% RLV per HA /£ £2,218,333 £2,668,978 £4,835,552 £4,952,487 £6,221,006
RLV /£ £541,025 £654,242 £1,084,521 £1,123,975 £1,410,488 25 RLV /% 16.2% 18.7% 26.0% 26.6% 30.3% RLV per HA /£ £1,352,562 £1,635,605 £2,711,301 £2,809,938 £3,526,219
RLV /£ £541,025 £654,242 £1,084,521 £1,123,975 £1,410,488 10 Unit Scheme 30 RLV /% 16.2% 18.7% 26.0% 26.6% 30.3% RLV per HA /£ £1,623,075 £1,962,726 £3,253,562 £3,371,926 £4,231,463
RLV /£ £316,157 £396,112 £801,253 £853,860 £1,067,469 50 RLV /% 13.6% 16.2% 26.1% 27.1% 30.8% RLV per HA /£ £1,580,786 £1,980,562 £4,006,266 £4,269,298 £5,337,343
RLV /£ £1,290,963 £1,575,108 £2,838,669 £3,017,186 £3,762,563 25 RLV /% 15.0% 17.4% 25.6% 26.6% 30.1% RLV per HA /£ £1,290,963 £1,575,108 £2,838,669 £3,017,186 £3,762,563
RLV /£ £1,290,963 £1,575,108 £2,838,669 £3,017,186 £3,762,563 25 Unit Scheme 30 RLV /% 15.0% 17.4% 25.6% 26.6% 30.1% RLV per HA /£ £1,549,156 £1,890,130 £3,406,402 £3,620,623 £4,515,076
RLV /£ £868,472 £1,075,762 £2,074,108 £2,205,040 £2,756,508 50 RLV /% 13.8% 16.3% 25.3% 26.3% 29.9% RLV per HA /£ £1,736,944 £2,151,525 £4,148,217 £4,410,080 £5,513,015
RLV /£ £2,442,626 £2,977,969 £5,155,189 £5,405,097 £6,780,444 25 RLV /% 14.4% 16.7% 24.0% 24.7% 28.2% RLV per HA /£ £1,221,313 £1,488,985 £2,577,594 £2,702,549 £3,390,222
RLV /£ £2,442,626 £2,977,969 £5,155,189 £5,405,097 £6,780,444 50 Unit Scheme 30 RLV /% 14.4% 16.7% 24.0% 24.7% 28.2% RLV per HA /£ £1,465,575 £1,786,781 £3,093,113 £3,243,058 £4,068,267
RLV /£ £1,038,004 £1,366,461 £2,923,589 £3,240,989 £4,123,308 50 RLV /% 9.9% 12.5% 21.6% 23.1% 26.7% RLV per HA /£ £1,038,004 £1,366,461 £2,923,589 £3,240,989 £4,123,308
RLV /£ £3,617,822 £4,510,934 £8,481,217 £9,040,590 £11,383,105 25 RLV /% 12.2% 14.5% 22.4% 23.3% 26.7% RLV per HA /£ £904,455 £1,127,733 £2,120,304 £2,260,148 £2,845,776
RLV /£ £3,617,822 £4,510,934 £8,481,217 £9,040,590 £11,383,105 100 Unit Scheme 30 RLV /% 12.2% 14.5% 22.4% 23.3% 26.7% RLV per HA /£ £1,085,347 £1,353,280 £2,544,365 £2,712,177 £3,414,931
RLV /£ £2,445,920 £3,174,420 £6,848,379 £7,455,019 £9,424,428 50 RLV /% 10.1% 12.5% 21.6% 22.8% 26.2% RLV per HA /£ £1,222,960 £1,587,210 £3,424,190 £3,727,509 £4,712,214
RLV /£ £15,914,822 £19,788,171 £35,712,587 £37,282,175 £47,226,613 25 RLV /% 12.4% 14.7% 22.0% 22.6% 26.1% RLV per HA /£ £994,676 £1,236,761 £2,232,037 £2,330,136 £2,951,663
RLV /£ £15,914,822 £19,788,171 £35,712,587 £37,282,175 £47,226,613 400 Unit Scheme 30 RLV /% 12.4% 14.7% 22.0% 22.6% 26.1% RLV per HA /£ £1,193,612 £1,484,113 £2,678,444 £2,796,163 £3,541,996
RLV /£ £9,074,875 £11,958,224 £25,938,007 £27,769,050 £35,450,658 50 RLV /% 9.5% 11.9% 20.9% 21.8% 25.3% RLV per HA /£ £1,134,359 £1,494,778 £3,242,251 £3,471,131 £4,431,332 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £277,547 £338,636 £568,290 £607,744 £762,812 25 RLV /% 15.8% 18.4% 25.9% 26.9% 30.7% RLV per HA /£ £1,387,733 £1,693,182 £2,841,448 £3,038,722 £3,814,061
RLV /£ £277,547 £338,636 £568,290 £607,744 £762,812 5 Unit Scheme 30 RLV /% 15.8% 18.4% 25.9% 26.9% 30.7% RLV per HA /£ £1,665,280 £2,031,818 £3,409,737 £3,646,466 £4,576,873
RLV /£ £113,268 £150,158 £308,586 £338,727 £433,679 50 RLV /% 11.0% 13.9% 23.3% 24.8% 28.8% RLV per HA /£ £1,132,681 £1,501,576 £3,085,863 £3,387,273 £4,336,790
RLV /£ £551,283 £672,777 £1,121,155 £1,160,610 £1,466,226 25 RLV /% 15.6% 18.2% 25.6% 26.1% 30.0% RLV per HA /£ £1,378,208 £1,681,942 £2,802,887 £2,901,524 £3,665,565
RLV /£ £551,283 £672,777 £1,121,155 £1,160,610 £1,466,226 10 Unit Scheme 30 RLV /% 15.6% 18.2% 25.6% 26.1% 30.0% RLV per HA /£ £1,653,850 £2,018,331 £3,363,464 £3,481,829 £4,398,678
RLV /£ £278,325 £361,375 £746,814 £792,845 £1,010,148 50 RLV /% 11.6% 14.4% 24.1% 25.0% 28.9% RLV per HA /£ £1,391,626 £1,806,876 £3,734,070 £3,964,223 £5,050,739
RLV /£ £1,161,812 £1,434,364 £2,429,682 £2,467,935 £3,147,483 25 RLV /% 14.2% 16.7% 24.0% 24.2% 28.0% RLV per HA /£ £1,161,812 £1,434,364 £2,429,682 £2,467,935 £3,147,483
RLV /£ £1,161,812 £1,434,364 £2,429,682 £2,467,935 £3,147,483 25 Unit Scheme 30 RLV /% 14.2% 16.7% 24.0% 24.2% 28.0% RLV per HA /£ £1,394,174 £1,721,237 £2,915,618 £2,961,522 £3,776,979
RLV /£ £535,987 £711,986 £1,534,334 £1,649,558 £2,115,387 50 RLV /% 10.2% 12.9% 22.5% 23.6% 27.5% RLV per HA /£ £1,071,974 £1,423,973 £3,068,668 £3,299,117 £4,230,774
RLV /£ £2,082,792 £2,608,587 £4,616,195 £4,817,340 £6,149,776 25 RLV /% 12.6% 15.1% 22.4% 23.0% 26.7% RLV per HA /£ £1,041,396 £1,304,294 £2,308,097 £2,408,670 £3,074,888
RLV /£ £2,082,792 £2,608,587 £4,616,195 £4,817,340 £6,149,776 50 Unit Scheme 30 RLV /% 12.6% 15.1% 22.4% 23.0% 26.7% RLV per HA /£ £1,249,675 £1,565,152 £2,769,717 £2,890,404 £3,689,866
RLV /£ £890,771 £1,236,571 £2,944,087 £3,243,644 £4,175,421 50 RLV /% 8.2% 10.8% 20.8% 22.1% 25.9% RLV per HA /£ £890,771 £1,236,571 £2,944,087 £3,243,644 £4,175,421
RLV /£ £3,315,156 £4,257,538 £7,982,194 £8,289,798 £10,685,346 25 RLV /% 10.8% 13.2% 20.6% 21.2% 24.8% RLV per HA /£ £828,789 £1,064,385 £1,995,548 £2,072,450 £2,671,336
RLV /£ £3,315,156 £4,257,538 £7,982,194 £8,289,798 £10,685,346 100 Unit Scheme 30 RLV /% 10.8% 13.2% 20.6% 21.2% 24.8% RLV per HA /£ £994,547 £1,277,262 £2,394,658 £2,486,939 £3,205,604
RLV /£ £1,813,155 £2,506,525 £5,821,411 £6,252,824 £8,093,343 50 RLV /% 8.0% 10.5% 19.8% 20.8% 24.4% RLV per HA /£ £906,578 £1,253,263 £2,910,705 £3,126,412 £4,046,672
RLV /£ £13,204,842 £16,907,199 £32,365,357 £33,817,843 £43,336,263 25 RLV /% 10.9% 13.3% 21.1% 21.7% 25.3% RLV per HA /£ £825,303 £1,056,700 £2,022,835 £2,113,615 £2,708,516
RLV /£ £13,204,842 £16,907,199 £32,365,357 £33,817,843 £43,336,263 400 Unit Scheme 30 RLV /% 10.9% 13.3% 21.1% 21.7% 25.3% RLV per HA /£ £990,363 £1,268,040 £2,427,402 £2,536,338 £3,250,220
RLV /£ £7,217,522 £9,998,111 £23,652,403 £25,261,379 £32,666,426 50 RLV /% 7.9% 10.5% 20.0% 20.8% 24.5% RLV per HA /£ £902,190 £1,249,764 £2,956,550 £3,157,672 £4,083,303 APPENDIX 9 Appendix 9A: Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £694,742 £265,665 £428,686 £370,532 1 £4,096,906 £3,688,914 £3,686,958 £2,744,064 2 £774,358 £317,043 £488,386 £429,692 2 £4,686,723 £4,251,343 £4,274,332 £3,267,397 5 Unit Scheme 3 £1,099,685 £517,429 £734,112 £656,419 50 Unit Scheme 3 £7,181,151 £6,576,739 £6,523,484 £5,240,360 4 £1,158,867 £530,581 £753,839 £705,977 4 £7,309,153 £6,918,077 £6,697,422 £5,417,124 5 £1,365,671 £659,929 £915,871 £857,621 5 £8,819,697 £8,374,112 £8,180,884 £6,737,303 1 £922,821 £971,294 £919,484 £729,878 1 £8,670,572 £6,851,395 £5,862,378 £5,133,237 2 £1,050,480 £1,101,809 £1,051,196 £848,034 2 £9,880,575 £7,929,941 £6,896,152 £6,136,546 10 Unit Scheme 3 £1,592,876 £1,653,390 £1,551,642 £1,282,388 100 Unit Scheme 3 £14,879,354 £12,474,395 £11,284,658 £10,137,612 4 £1,652,058 £1,748,978 £1,591,096 £1,354,722 4 £15,315,771 £13,074,753 £11,881,877 £10,585,739 5 £1,982,446 £2,089,621 £1,923,352 £1,654,833 5 £18,419,508 £15,870,039 £14,565,272 £13,149,263 1 £3,369,148 £1,967,371 £1,829,767 £1,395,162 1 £26,895,499 £22,632,305 £19,286,462 £15,052,899 2 £3,761,873 £2,263,778 £2,119,359 £1,660,575 2 £31,105,097 £26,593,377 £23,080,384 £18,584,401 25 Unit Scheme 3 £5,377,390 £3,471,842 £3,300,210 £2,658,440 400 Unit Scheme 3 £50,202,574 £43,470,358 £38,622,567 £33,277,254 4 £5,600,536 £3,586,603 £3,389,468 £2,766,825 4 £52,468,490 £45,411,530 £40,197,584 £34,700,464 5 £6,614,876 £4,345,810 £4,128,406 £3,438,032 5 £63,515,241 £55,673,115 £49,929,800 £43,772,134
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £694,742 £265,665 £428,686 £370,532 1 £4,096,906 £3,688,914 £3,686,958 £2,744,064 2 £774,358 £317,043 £488,386 £429,692 2 £4,686,723 £4,251,343 £4,274,332 £3,267,397 5 Unit Scheme 3 £1,099,685 £517,429 £734,112 £656,419 50 Unit Scheme 3 £7,181,151 £6,576,739 £6,523,484 £5,240,360 4 £1,158,867 £530,581 £753,839 £705,977 4 £7,309,153 £6,918,077 £6,697,422 £5,417,124 5 £1,365,671 £659,929 £915,871 £857,621 5 £8,819,697 £8,374,112 £8,180,884 £6,737,303 1 £922,821 £971,294 £919,484 £729,878 1 £8,670,572 £6,851,395 £5,862,378 £5,133,237 2 £1,050,480 £1,101,809 £1,051,196 £848,034 2 £9,880,575 £7,929,941 £6,896,152 £6,136,546 10 Unit Scheme 3 £1,592,876 £1,653,390 £1,551,642 £1,282,388 100 Unit Scheme 3 £14,879,354 £12,474,395 £11,284,658 £10,137,612 4 £1,652,058 £1,748,978 £1,591,096 £1,354,722 4 £15,315,771 £13,074,753 £11,881,877 £10,585,739 5 £1,982,446 £2,089,621 £1,923,352 £1,654,833 5 £18,419,508 £15,870,039 £14,565,272 £13,149,263 1 £3,369,148 £1,967,371 £1,829,767 £1,395,162 1 £26,895,499 £22,632,305 £19,286,462 £15,052,899 2 £3,761,873 £2,263,778 £2,119,359 £1,660,575 2 £31,105,097 £26,593,377 £23,080,384 £18,584,401 25 Unit Scheme 3 £5,377,390 £3,471,842 £3,300,210 £2,658,440 400 Unit Scheme 3 £50,202,574 £43,470,358 £38,622,567 £33,277,254 4 £5,600,536 £3,586,603 £3,389,468 £2,766,825 4 £52,468,490 £45,411,530 £40,197,584 £34,700,464 5 £6,614,876 £4,345,810 £4,128,406 £3,438,032 5 £63,515,241 £55,673,115 £49,929,800 £43,772,134
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £377,355 £143,292 £62,109 £0 1 £1,923,332 £728,150 £734,388 £482,844 2 £433,152 £180,853 £95,831 £12,413 2 £2,339,169 £1,032,032 £1,053,618 £785,592 5 Unit Scheme 3 £682,910 £394,169 £268,914 £115,763 50 Unit Scheme 3 £4,782,133 £2,584,105 £2,799,847 £2,229,524 4 £728,940 £447,323 £308,780 £156,862 4 £5,257,568 £3,044,523 £3,162,740 £2,529,081 5 £875,862 £549,563 £399,609 £221,652 5 £6,430,624 £3,889,378 £4,049,337 £3,343,643 1 £326,854 £316,901 £305,029 £81,684 1 £3,183,019 £2,836,700 £972,706 £1,220,796 2 £406,667 £396,334 £387,760 £144,407 2 £3,925,170 £3,588,253 £1,547,182 £1,855,043 10 Unit Scheme 3 £901,558 £780,938 £755,940 £462,757 100 Unit Scheme 3 £7,451,076 £7,312,697 £4,425,484 £4,970,668 4 £987,044 £840,120 £805,498 £527,271 4 £8,227,512 £7,972,033 £5,146,936 £5,475,056 5 £1,212,917 £1,051,390 £1,020,928 £693,483 5 £10,229,973 £10,001,894 £6,722,722 £7,178,080 1 £1,621,252 £927,467 £398,459 £402,317 1 £13,515,141 £10,370,024 £5,571,225 £3,356,809 2 £1,885,931 £1,138,559 £558,150 £569,674 2 £16,597,460 £13,283,099 £8,089,467 £5,748,229 25 Unit Scheme 3 £2,965,301 £2,167,655 £1,453,116 £1,290,968 400 Unit Scheme 3 £31,753,382 £28,152,520 £20,956,539 £17,775,446 4 £3,070,730 £2,352,547 £1,670,350 £1,390,022 4 £34,155,242 £30,463,839 £23,189,880 £19,704,322 5 £3,749,747 £2,920,945 £2,128,295 £1,834,708 5 £42,440,685 £38,350,340 £30,029,243 £26,156,882 cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 28.9% 17.5% 22.6% 21.7% 1 21.4% 20.4% 19.7% 16.7% 2 30.7% 19.9% 24.5% 24.0% 2 23.3% 22.4% 21.8% 18.9% 5 Unit Scheme 3 36.3% 27.0% 31.0% 30.7% 50 Unit Scheme 3 29.5% 28.7% 27.9% 25.6% 4 37.1% 27.4% 31.4% 31.9% 4 29.8% 29.5% 28.3% 26.1% 5 39.8% 31.0% 34.7% 35.2% 5 32.6% 32.4% 31.5% 29.5% 1 24.0% 25.0% 23.7% 21.2% 1 21.2% 19.0% 17.1% 15.6% 2 26.0% 27.0% 25.8% 23.5% 2 23.0% 20.9% 19.2% 17.8% 10 Unit Scheme 3 32.5% 33.4% 32.0% 30.0% 100 Unit Scheme 3 28.7% 27.2% 25.9% 24.6% 4 33.1% 34.4% 32.4% 30.9% 4 29.1% 27.9% 26.7% 25.2% 5 36.1% 37.3% 35.6% 34.3% 5 31.9% 30.8% 29.7% 28.4% 1 27.6% 21.6% 20.8% 17.5% 1 18.9% 17.0% 15.3% 13.0% 2 29.4% 23.7% 22.9% 19.8% 2 20.8% 19.1% 17.5% 15.3% 25 Unit Scheme 3 34.9% 30.1% 29.7% 26.7% 400 Unit Scheme 3 27.4% 25.7% 24.3% 22.7% 4 35.5% 30.7% 30.1% 27.4% 4 28.0% 26.4% 24.9% 23.3% 5 38.1% 33.8% 33.3% 30.9% 5 30.9% 29.4% 28.1% 26.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 28.9% 17.5% 22.6% 21.7% 1 21.4% 20.4% 19.7% 16.7% 2 30.7% 19.9% 24.5% 24.0% 2 23.3% 22.4% 21.8% 18.9% 5 Unit Scheme 3 36.3% 27.0% 31.0% 30.7% 50 Unit Scheme 3 29.5% 28.7% 27.9% 25.6% 4 37.1% 27.4% 31.4% 31.9% 4 29.8% 29.5% 28.3% 26.1% 5 39.8% 31.0% 34.7% 35.2% 5 32.6% 32.4% 31.5% 29.5% 1 24.0% 25.0% 23.7% 21.2% 1 21.2% 19.0% 17.1% 15.6% 2 26.0% 27.0% 25.8% 23.5% 2 23.0% 20.9% 19.2% 17.8% 10 Unit Scheme 3 32.5% 33.4% 32.0% 30.0% 100 Unit Scheme 3 28.7% 27.2% 25.9% 24.6% 4 33.1% 34.4% 32.4% 30.9% 4 29.1% 27.9% 26.7% 25.2% 5 36.1% 37.3% 35.6% 34.3% 5 31.9% 30.8% 29.7% 28.4% 1 27.6% 21.6% 20.8% 17.5% 1 18.9% 17.0% 15.3% 13.0% 2 29.4% 23.7% 22.9% 19.8% 2 20.8% 19.1% 17.5% 15.3% 25 Unit Scheme 3 34.9% 30.1% 29.7% 26.7% 400 Unit Scheme 3 27.4% 25.7% 24.3% 22.7% 4 35.5% 30.7% 30.1% 27.4% 4 28.0% 26.4% 24.9% 23.3% 5 38.1% 33.8% 33.3% 30.9% 5 30.9% 29.4% 28.1% 26.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 22.7% 12.7% 6.5% 0.0% 1 14.2% 7.4% 7.2% 5.1% 2 24.8% 15.2% 9.5% 1.7% 2 16.5% 10.0% 9.9% 7.9% 5 Unit Scheme 3 31.8% 25.9% 21.1% 13.1% 50 Unit Scheme 3 26.1% 20.1% 20.7% 18.0% 4 32.9% 27.9% 23.1% 16.6% 4 27.5% 22.3% 22.4% 19.7% 5 35.9% 31.2% 27.2% 21.4% 5 30.6% 25.9% 26.0% 23.7% 1 13.7% 13.5% 12.6% 4.7% 1 12.7% 11.3% 5.1% 5.9% 2 16.2% 16.1% 15.3% 7.8% 2 14.9% 13.6% 7.7% 8.5% 10 Unit Scheme 3 27.5% 25.4% 24.3% 19.9% 100 Unit Scheme 3 22.9% 22.2% 17.7% 18.3% 4 28.9% 26.6% 25.3% 21.7% 4 24.3% 23.4% 19.7% 19.6% 5 32.3% 30.2% 29.2% 25.9% 5 27.4% 26.7% 23.4% 23.3% 1 19.7% 14.3% 8.0% 7.8% 1 13.0% 10.6% 6.7% 4.3% 2 21.8% 16.7% 10.7% 10.5% 2 15.2% 13.0% 9.2% 7.0% 25 Unit Scheme 3 28.5% 25.6% 21.8% 19.7% 400 Unit Scheme 3 23.3% 21.9% 19.1% 17.3% 4 29.1% 26.8% 23.9% 20.8% 4 24.3% 23.0% 20.4% 18.6% 5 32.3% 30.3% 27.7% 24.9% 5 27.5% 26.3% 24.0% 22.4% cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
45.0%
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
45.0%
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,473,712 £1,328,326 £2,143,429 £1,852,662 1 £2,048,453 £1,844,457 £1,843,479 £1,372,032 2 £3,871,792 £1,585,213 £2,441,930 £2,148,459 2 £2,343,361 £2,125,672 £2,137,166 £1,633,699 5 Unit Scheme 3 £5,498,424 £2,587,147 £3,670,560 £3,282,096 50 Unit Scheme 3 £3,590,576 £3,288,370 £3,261,742 £2,620,180 4 £5,794,335 £2,652,905 £3,769,197 £3,529,884 4 £3,654,577 £3,459,039 £3,348,711 £2,708,562 5 £6,828,353 £3,299,644 £4,579,353 £4,288,106 5 £4,409,848 £4,187,056 £4,090,442 £3,368,651 1 £2,307,052 £2,428,236 £2,298,709 £1,824,695 1 £2,167,643 £1,712,849 £1,465,594 £1,283,309 2 £2,626,200 £2,754,522 £2,627,991 £2,120,084 2 £2,470,144 £1,982,485 £1,724,038 £1,534,136 10 Unit Scheme 3 £3,982,191 £4,133,476 £3,879,104 £3,205,971 100 Unit Scheme 3 £3,719,839 £3,118,599 £2,821,165 £2,534,403 4 £4,130,146 £4,372,446 £3,977,741 £3,386,805 4 £3,828,943 £3,268,688 £2,970,469 £2,646,435 5 £4,956,114 £5,224,051 £4,808,381 £4,137,083 5 £4,604,877 £3,967,510 £3,641,318 £3,287,316 1 £3,369,148 £1,967,371 £1,829,767 £1,395,162 1 £1,680,969 £1,414,519 £1,205,404 £940,806 2 £3,761,873 £2,263,778 £2,119,359 £1,660,575 2 £1,944,069 £1,662,086 £1,442,524 £1,161,525 25 Unit Scheme 3 £5,377,390 £3,471,842 £3,300,210 £2,658,440 400 Unit Scheme 3 £3,137,661 £2,716,897 £2,413,910 £2,079,828 4 £5,600,536 £3,586,603 £3,389,468 £2,766,825 4 £3,279,281 £2,838,221 £2,512,349 £2,168,779 5 £6,614,876 £4,345,810 £4,128,406 £3,438,032 5 £3,969,703 £3,479,570 £3,120,613 £2,735,758
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £4,168,455 £1,593,991 £2,572,115 £2,223,195 1 £2,458,143 £2,213,348 £2,212,175 £1,646,438 2 £4,646,151 £1,902,256 £2,930,316 £2,578,151 2 £2,812,034 £2,550,806 £2,564,599 £1,960,438 5 Unit Scheme 3 £6,598,109 £3,104,577 £4,404,672 £3,938,515 50 Unit Scheme 3 £4,308,691 £3,946,044 £3,914,090 £3,144,216 4 £6,953,202 £3,183,486 £4,523,037 £4,235,861 4 £4,385,492 £4,150,846 £4,018,453 £3,250,274 5 £8,194,024 £3,959,573 £5,495,224 £5,145,727 5 £5,291,818 £5,024,467 £4,908,530 £4,042,382 1 £2,768,462 £2,913,883 £2,758,451 £2,189,634 1 £2,601,172 £2,055,418 £1,758,713 £1,539,971 2 £3,151,440 £3,305,426 £3,153,589 £2,544,101 2 £2,964,173 £2,378,982 £2,068,846 £1,840,964 10 Unit Scheme 3 £4,778,629 £4,960,171 £4,654,925 £3,847,165 100 Unit Scheme 3 £4,463,806 £3,742,318 £3,385,398 £3,041,284 4 £4,956,175 £5,246,935 £4,773,289 £4,064,166 4 £4,594,731 £3,922,426 £3,564,563 £3,175,722 5 £5,947,337 £6,268,862 £5,770,057 £4,964,500 5 £5,525,853 £4,761,012 £4,369,582 £3,944,779 1 £4,042,977 £2,360,846 £2,195,721 £1,674,195 1 £2,017,162 £1,697,423 £1,446,485 £1,128,967 2 £4,514,247 £2,716,533 £2,543,231 £1,992,690 2 £2,332,882 £1,994,503 £1,731,029 £1,393,830 25 Unit Scheme 3 £6,452,868 £4,166,211 £3,960,252 £3,190,128 400 Unit Scheme 3 £3,765,193 £3,260,277 £2,896,693 £2,495,794 4 £6,720,643 £4,303,924 £4,067,362 £3,320,190 4 £3,935,137 £3,405,865 £3,014,819 £2,602,535 5 £7,937,851 £5,214,972 £4,954,087 £4,125,638 5 £4,763,643 £4,175,484 £3,744,735 £3,282,910
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,773,554 £1,432,917 £621,091 £0 1 £1,923,332 £728,150 £734,388 £482,844 2 £4,331,521 £1,808,531 £958,309 £124,129 2 £2,339,169 £1,032,032 £1,053,618 £785,592 5 Unit Scheme 3 £6,829,098 £3,941,689 £2,689,144 £1,157,633 50 Unit Scheme 3 £4,782,133 £2,584,105 £2,799,847 £2,229,524 4 £7,289,404 £4,473,233 £3,087,802 £1,568,620 4 £5,257,568 £3,044,523 £3,162,740 £2,529,081 5 £8,758,621 £5,495,631 £3,996,095 £2,216,522 5 £6,430,624 £3,889,378 £4,049,337 £3,343,643 1 £1,634,271 £1,584,507 £1,525,145 £408,418 1 £1,591,509 £1,418,350 £486,353 £610,398 2 £2,033,334 £1,981,668 £1,938,798 £722,037 2 £1,962,585 £1,794,126 £773,591 £927,521 10 Unit Scheme 3 £4,507,791 £3,904,689 £3,779,702 £2,313,785 100 Unit Scheme 3 £3,725,538 £3,656,349 £2,212,742 £2,485,334 4 £4,935,218 £4,200,600 £4,027,490 £2,636,356 4 £4,113,756 £3,986,016 £2,573,468 £2,737,528 5 £6,064,584 £5,256,948 £5,104,638 £3,467,415 5 £5,114,987 £5,000,947 £3,361,361 £3,589,040 1 £3,242,505 £1,854,934 £796,919 £804,635 1 £1,689,393 £1,296,253 £696,403 £419,601 2 £3,771,862 £2,277,118 £1,116,301 £1,139,348 2 £2,074,682 £1,660,387 £1,011,183 £718,529 25 Unit Scheme 3 £5,930,602 £4,335,310 £2,906,232 £2,581,937 400 Unit Scheme 3 £3,969,173 £3,519,065 £2,619,567 £2,221,931 4 £6,141,461 £4,705,094 £3,340,700 £2,780,044 4 £4,269,405 £3,807,980 £2,898,735 £2,463,040 5 £7,499,494 £5,841,889 £4,256,590 £3,669,416 5 £5,305,086 £4,793,792 £3,753,655 £3,269,610 cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£10,000,000
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with an 80:20 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £694,742 £774,358 £1,099,685 £1,158,867 £1,365,671 25 RLV /% 28.9% 30.7% 36.3% 37.1% 39.8% RLV per HA /£ £3,473,712 £3,871,792 £5,498,424 £5,794,335 £6,828,353
RLV /£ £694,742 £774,358 £1,099,685 £1,158,867 £1,365,671 5 Unit Scheme 30 RLV /% 28.9% 30.7% 36.3% 37.1% 39.8% RLV per HA /£ £4,168,455 £4,646,151 £6,598,109 £6,953,202 £8,194,024
RLV /£ £377,355 £433,152 £682,910 £728,940 £875,862 50 RLV /% 22.7% 24.8% 31.8% 32.9% 35.9% RLV per HA /£ £3,773,554 £4,331,521 £6,829,098 £7,289,404 £8,758,621
RLV /£ £922,821 £1,050,480 £1,592,876 £1,652,058 £1,982,446 25 RLV /% 24.0% 26.0% 32.5% 33.1% 36.1% RLV per HA /£ £2,307,052 £2,626,200 £3,982,191 £4,130,146 £4,956,114
RLV /£ £922,821 £1,050,480 £1,592,876 £1,652,058 £1,982,446 10 Unit Scheme 30 RLV /% 24.0% 26.0% 32.5% 33.1% 36.1% RLV per HA /£ £2,768,462 £3,151,440 £4,778,629 £4,956,175 £5,947,337
RLV /£ £326,854 £406,667 £901,558 £987,044 £1,212,917 50 RLV /% 13.7% 16.2% 27.5% 28.9% 32.3% RLV per HA /£ £1,634,271 £2,033,334 £4,507,791 £4,935,218 £6,064,584
RLV /£ £3,369,148 £3,761,873 £5,377,390 £5,600,536 £6,614,876 25 RLV /% 27.6% 29.4% 34.9% 35.5% 38.1% RLV per HA /£ £3,369,148 £3,761,873 £5,377,390 £5,600,536 £6,614,876
RLV /£ £3,369,148 £3,761,873 £5,377,390 £5,600,536 £6,614,876 25 Unit Scheme 30 RLV /% 27.6% 29.4% 34.9% 35.5% 38.1% RLV per HA /£ £4,042,977 £4,514,247 £6,452,868 £6,720,643 £7,937,851
RLV /£ £1,621,252 £1,885,931 £2,965,301 £3,070,730 £3,749,747 50 RLV /% 19.7% 21.8% 28.5% 29.1% 32.3% RLV per HA /£ £3,242,505 £3,771,862 £5,930,602 £6,141,461 £7,499,494
RLV /£ £4,096,906 £4,686,723 £7,181,151 £7,309,153 £8,819,697 25 RLV /% 21.4% 23.3% 29.5% 29.8% 32.6% RLV per HA /£ £2,048,453 £2,343,361 £3,590,576 £3,654,577 £4,409,848
RLV /£ £4,096,906 £4,686,723 £7,181,151 £7,309,153 £8,819,697 50 Unit Scheme 30 RLV /% 21.4% 23.3% 29.5% 29.8% 32.6% RLV per HA /£ £2,458,143 £2,812,034 £4,308,691 £4,385,492 £5,291,818
RLV /£ £1,923,332 £2,339,169 £4,782,133 £5,257,568 £6,430,624 50 RLV /% 14.2% 16.5% 26.1% 27.5% 30.6% RLV per HA /£ £1,923,332 £2,339,169 £4,782,133 £5,257,568 £6,430,624
RLV /£ £8,670,572 £9,880,575 £14,879,354 £15,315,771 £18,419,508 25 RLV /% 21.2% 23.0% 28.7% 29.1% 31.9% RLV per HA /£ £2,167,643 £2,470,144 £3,719,839 £3,828,943 £4,604,877
RLV /£ £8,670,572 £9,880,575 £14,879,354 £15,315,771 £18,419,508 100 Unit Scheme 30 RLV /% 21.2% 23.0% 28.7% 29.1% 31.9% RLV per HA /£ £2,601,172 £2,964,173 £4,463,806 £4,594,731 £5,525,853
RLV /£ £3,183,019 £3,925,170 £7,451,076 £8,227,512 £10,229,973 50 RLV /% 12.7% 14.9% 22.9% 24.3% 27.4% RLV per HA /£ £1,591,509 £1,962,585 £3,725,538 £4,113,756 £5,114,987
RLV /£ £26,895,499 £31,105,097 £50,202,574 £52,468,490 £63,515,241 25 RLV /% 18.9% 20.8% 27.4% 28.0% 30.9% RLV per HA /£ £1,680,969 £1,944,069 £3,137,661 £3,279,281 £3,969,703
RLV /£ £26,895,499 £31,105,097 £50,202,574 £52,468,490 £63,515,241 400 Unit Scheme 30 RLV /% 18.9% 20.8% 27.4% 28.0% 30.9% RLV per HA /£ £2,017,162 £2,332,882 £3,765,193 £3,935,137 £4,763,643
RLV /£ £13,515,141 £16,597,460 £31,753,382 £34,155,242 £42,440,685 50 RLV /% 13.0% 15.2% 23.3% 24.3% 27.5% RLV per HA /£ £1,689,393 £2,074,682 £3,969,173 £4,269,405 £5,305,086 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £265,665 £317,043 £517,429 £530,581 £659,929 25 RLV /% 17.5% 19.9% 27.0% 27.4% 31.0% RLV per HA /£ £1,328,326 £1,585,213 £2,587,147 £2,652,905 £3,299,644
RLV /£ £265,665 £317,043 £517,429 £530,581 £659,929 5 Unit Scheme 30 RLV /% 17.5% 19.9% 27.0% 27.4% 31.0% RLV per HA /£ £1,593,991 £1,902,256 £3,104,577 £3,183,486 £3,959,573
RLV /£ £143,292 £180,853 £394,169 £447,323 £549,563 50 RLV /% 12.7% 15.2% 25.9% 27.9% 31.2% RLV per HA /£ £1,432,917 £1,808,531 £3,941,689 £4,473,233 £5,495,631
RLV /£ £971,294 £1,101,809 £1,653,390 £1,748,978 £2,089,621 25 RLV /% 25.0% 27.0% 33.4% 34.4% 37.3% RLV per HA /£ £2,428,236 £2,754,522 £4,133,476 £4,372,446 £5,224,051
RLV /£ £971,294 £1,101,809 £1,653,390 £1,748,978 £2,089,621 10 Unit Scheme 30 RLV /% 25.0% 27.0% 33.4% 34.4% 37.3% RLV per HA /£ £2,913,883 £3,305,426 £4,960,171 £5,246,935 £6,268,862
RLV /£ £316,901 £396,334 £780,938 £840,120 £1,051,390 50 RLV /% 13.5% 16.1% 25.4% 26.6% 30.2% RLV per HA /£ £1,584,507 £1,981,668 £3,904,689 £4,200,600 £5,256,948
RLV /£ £1,967,371 £2,263,778 £3,471,842 £3,586,603 £4,345,810 25 RLV /% 21.6% 23.7% 30.1% 30.7% 33.8% RLV per HA /£ £1,967,371 £2,263,778 £3,471,842 £3,586,603 £4,345,810
RLV /£ £1,967,371 £2,263,778 £3,471,842 £3,586,603 £4,345,810 25 Unit Scheme 30 RLV /% 21.6% 23.7% 30.1% 30.7% 33.8% RLV per HA /£ £2,360,846 £2,716,533 £4,166,211 £4,303,924 £5,214,972
RLV /£ £927,467 £1,138,559 £2,167,655 £2,352,547 £2,920,945 50 RLV /% 14.3% 16.7% 25.6% 26.8% 30.3% RLV per HA /£ £1,854,934 £2,277,118 £4,335,310 £4,705,094 £5,841,889
RLV /£ £3,688,914 £4,251,343 £6,576,739 £6,918,077 £8,374,112 25 RLV /% 20.4% 22.4% 28.7% 29.5% 32.4% RLV per HA /£ £1,844,457 £2,125,672 £3,288,370 £3,459,039 £4,187,056
RLV /£ £3,688,914 £4,251,343 £6,576,739 £6,918,077 £8,374,112 50 Unit Scheme 30 RLV /% 20.4% 22.4% 28.7% 29.5% 32.4% RLV per HA /£ £2,213,348 £2,550,806 £3,946,044 £4,150,846 £5,024,467
RLV /£ £728,150 £1,032,032 £2,584,105 £3,044,523 £3,889,378 50 RLV /% 7.4% 10.0% 20.1% 22.3% 25.9% RLV per HA /£ £728,150 £1,032,032 £2,584,105 £3,044,523 £3,889,378
RLV /£ £6,851,395 £7,929,941 £12,474,395 £13,074,753 £15,870,039 25 RLV /% 19.0% 20.9% 27.2% 27.9% 30.8% RLV per HA /£ £1,712,849 £1,982,485 £3,118,599 £3,268,688 £3,967,510
RLV /£ £6,851,395 £7,929,941 £12,474,395 £13,074,753 £15,870,039 100 Unit Scheme 30 RLV /% 19.0% 20.9% 27.2% 27.9% 30.8% RLV per HA /£ £2,055,418 £2,378,982 £3,742,318 £3,922,426 £4,761,012
RLV /£ £2,836,700 £3,588,253 £7,312,697 £7,972,033 £10,001,894 50 RLV /% 11.3% 13.6% 22.2% 23.4% 26.7% RLV per HA /£ £1,418,350 £1,794,126 £3,656,349 £3,986,016 £5,000,947
RLV /£ £22,632,305 £26,593,377 £43,470,358 £45,411,530 £55,673,115 25 RLV /% 17.0% 19.1% 25.7% 26.4% 29.4% RLV per HA /£ £1,414,519 £1,662,086 £2,716,897 £2,838,221 £3,479,570
RLV /£ £22,632,305 £26,593,377 £43,470,358 £45,411,530 £55,673,115 400 Unit Scheme 30 RLV /% 17.0% 19.1% 25.7% 26.4% 29.4% RLV per HA /£ £1,697,423 £1,994,503 £3,260,277 £3,405,865 £4,175,484
RLV /£ £10,370,024 £13,283,099 £28,152,520 £30,463,839 £38,350,340 50 RLV /% 10.6% 13.0% 21.9% 23.0% 26.3% RLV per HA /£ £1,296,253 £1,660,387 £3,519,065 £3,807,980 £4,793,792 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £428,686 £488,386 £734,112 £753,839 £915,871 25 RLV /% 22.6% 24.5% 31.0% 31.4% 34.7% RLV per HA /£ £2,143,429 £2,441,930 £3,670,560 £3,769,197 £4,579,353
RLV /£ £428,686 £488,386 £734,112 £753,839 £915,871 5 Unit Scheme 30 RLV /% 22.6% 24.5% 31.0% 31.4% 34.7% RLV per HA /£ £2,572,115 £2,930,316 £4,404,672 £4,523,037 £5,495,224
RLV /£ £62,109 £95,831 £268,914 £308,780 £399,609 50 RLV /% 6.5% 9.5% 21.1% 23.1% 27.2% RLV per HA /£ £621,091 £958,309 £2,689,144 £3,087,802 £3,996,095
RLV /£ £919,484 £1,051,196 £1,551,642 £1,591,096 £1,923,352 25 RLV /% 23.7% 25.8% 32.0% 32.4% 35.6% RLV per HA /£ £2,298,709 £2,627,991 £3,879,104 £3,977,741 £4,808,381
RLV /£ £919,484 £1,051,196 £1,551,642 £1,591,096 £1,923,352 10 Unit Scheme 30 RLV /% 23.7% 25.8% 32.0% 32.4% 35.6% RLV per HA /£ £2,758,451 £3,153,589 £4,654,925 £4,773,289 £5,770,057
RLV /£ £305,029 £387,760 £755,940 £805,498 £1,020,928 50 RLV /% 12.6% 15.3% 24.3% 25.3% 29.2% RLV per HA /£ £1,525,145 £1,938,798 £3,779,702 £4,027,490 £5,104,638
RLV /£ £1,829,767 £2,119,359 £3,300,210 £3,389,468 £4,128,406 25 RLV /% 20.8% 22.9% 29.7% 30.1% 33.3% RLV per HA /£ £1,829,767 £2,119,359 £3,300,210 £3,389,468 £4,128,406
RLV /£ £1,829,767 £2,119,359 £3,300,210 £3,389,468 £4,128,406 25 Unit Scheme 30 RLV /% 20.8% 22.9% 29.7% 30.1% 33.3% RLV per HA /£ £2,195,721 £2,543,231 £3,960,252 £4,067,362 £4,954,087
RLV /£ £398,459 £558,150 £1,453,116 £1,670,350 £2,128,295 50 RLV /% 8.0% 10.7% 21.8% 23.9% 27.7% RLV per HA /£ £796,919 £1,116,301 £2,906,232 £3,340,700 £4,256,590
RLV /£ £3,686,958 £4,274,332 £6,523,484 £6,697,422 £8,180,884 25 RLV /% 19.7% 21.8% 27.9% 28.3% 31.5% RLV per HA /£ £1,843,479 £2,137,166 £3,261,742 £3,348,711 £4,090,442
RLV /£ £3,686,958 £4,274,332 £6,523,484 £6,697,422 £8,180,884 50 Unit Scheme 30 RLV /% 19.7% 21.8% 27.9% 28.3% 31.5% RLV per HA /£ £2,212,175 £2,564,599 £3,914,090 £4,018,453 £4,908,530
RLV /£ £734,388 £1,053,618 £2,799,847 £3,162,740 £4,049,337 50 RLV /% 7.2% 9.9% 20.7% 22.4% 26.0% RLV per HA /£ £734,388 £1,053,618 £2,799,847 £3,162,740 £4,049,337
RLV /£ £5,862,378 £6,896,152 £11,284,658 £11,881,877 £14,565,272 25 RLV /% 17.1% 19.2% 25.9% 26.7% 29.7% RLV per HA /£ £1,465,594 £1,724,038 £2,821,165 £2,970,469 £3,641,318
RLV /£ £5,862,378 £6,896,152 £11,284,658 £11,881,877 £14,565,272 100 Unit Scheme 30 RLV /% 17.1% 19.2% 25.9% 26.7% 29.7% RLV per HA /£ £1,758,713 £2,068,846 £3,385,398 £3,564,563 £4,369,582
RLV /£ £972,706 £1,547,182 £4,425,484 £5,146,936 £6,722,722 50 RLV /% 5.1% 7.7% 17.7% 19.7% 23.4% RLV per HA /£ £486,353 £773,591 £2,212,742 £2,573,468 £3,361,361
RLV /£ £19,286,462 £23,080,384 £38,622,567 £40,197,584 £49,929,800 25 RLV /% 15.3% 17.5% 24.3% 24.9% 28.1% RLV per HA /£ £1,205,404 £1,442,524 £2,413,910 £2,512,349 £3,120,613
RLV /£ £19,286,462 £23,080,384 £38,622,567 £40,197,584 £49,929,800 400 Unit Scheme 30 RLV /% 15.3% 17.5% 24.3% 24.9% 28.1% RLV per HA /£ £1,446,485 £1,731,029 £2,896,693 £3,014,819 £3,744,735
RLV /£ £5,571,225 £8,089,467 £20,956,539 £23,189,880 £30,029,243 50 RLV /% 6.7% 9.2% 19.1% 20.4% 24.0% RLV per HA /£ £696,403 £1,011,183 £2,619,567 £2,898,735 £3,753,655 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £370,532 £429,692 £656,419 £705,977 £857,621 25 RLV /% 21.7% 24.0% 30.7% 31.9% 35.2% RLV per HA /£ £1,852,662 £2,148,459 £3,282,096 £3,529,884 £4,288,106
RLV /£ £370,532 £429,692 £656,419 £705,977 £857,621 5 Unit Scheme 30 RLV /% 21.7% 24.0% 30.7% 31.9% 35.2% RLV per HA /£ £2,223,195 £2,578,151 £3,938,515 £4,235,861 £5,145,727
RLV /£ £0 £12,413 £115,763 £156,862 £221,652 50 RLV /% 0.0% 1.7% 13.1% 16.6% 21.4% RLV per HA /£ £0 £124,129 £1,157,633 £1,568,620 £2,216,522
RLV /£ £729,878 £848,034 £1,282,388 £1,354,722 £1,654,833 25 RLV /% 21.2% 23.5% 30.0% 30.9% 34.3% RLV per HA /£ £1,824,695 £2,120,084 £3,205,971 £3,386,805 £4,137,083
RLV /£ £729,878 £848,034 £1,282,388 £1,354,722 £1,654,833 10 Unit Scheme 30 RLV /% 21.2% 23.5% 30.0% 30.9% 34.3% RLV per HA /£ £2,189,634 £2,544,101 £3,847,165 £4,064,166 £4,964,500
RLV /£ £81,684 £144,407 £462,757 £527,271 £693,483 50 RLV /% 4.7% 7.8% 19.9% 21.7% 25.9% RLV per HA /£ £408,418 £722,037 £2,313,785 £2,636,356 £3,467,415
RLV /£ £1,395,162 £1,660,575 £2,658,440 £2,766,825 £3,438,032 25 RLV /% 17.5% 19.8% 26.7% 27.4% 30.9% RLV per HA /£ £1,395,162 £1,660,575 £2,658,440 £2,766,825 £3,438,032
RLV /£ £1,395,162 £1,660,575 £2,658,440 £2,766,825 £3,438,032 25 Unit Scheme 30 RLV /% 17.5% 19.8% 26.7% 27.4% 30.9% RLV per HA /£ £1,674,195 £1,992,690 £3,190,128 £3,320,190 £4,125,638
RLV /£ £402,317 £569,674 £1,290,968 £1,390,022 £1,834,708 50 RLV /% 7.8% 10.5% 19.7% 20.8% 24.9% RLV per HA /£ £804,635 £1,139,348 £2,581,937 £2,780,044 £3,669,416
RLV /£ £2,744,064 £3,267,397 £5,240,360 £5,417,124 £6,737,303 25 RLV /% 16.7% 18.9% 25.6% 26.1% 29.5% RLV per HA /£ £1,372,032 £1,633,699 £2,620,180 £2,708,562 £3,368,651
RLV /£ £2,744,064 £3,267,397 £5,240,360 £5,417,124 £6,737,303 50 Unit Scheme 30 RLV /% 16.7% 18.9% 25.6% 26.1% 29.5% RLV per HA /£ £1,646,438 £1,960,438 £3,144,216 £3,250,274 £4,042,382
RLV /£ £482,844 £785,592 £2,229,524 £2,529,081 £3,343,643 50 RLV /% 5.1% 7.9% 18.0% 19.7% 23.7% RLV per HA /£ £482,844 £785,592 £2,229,524 £2,529,081 £3,343,643
RLV /£ £5,133,237 £6,136,546 £10,137,612 £10,585,739 £13,149,263 25 RLV /% 15.6% 17.8% 24.6% 25.2% 28.4% RLV per HA /£ £1,283,309 £1,534,136 £2,534,403 £2,646,435 £3,287,316
RLV /£ £5,133,237 £6,136,546 £10,137,612 £10,585,739 £13,149,263 100 Unit Scheme 30 RLV /% 15.6% 17.8% 24.6% 25.2% 28.4% RLV per HA /£ £1,539,971 £1,840,964 £3,041,284 £3,175,722 £3,944,779
RLV /£ £1,220,796 £1,855,043 £4,970,668 £5,475,056 £7,178,080 50 RLV /% 5.9% 8.5% 18.3% 19.6% 23.3% RLV per HA /£ £610,398 £927,521 £2,485,334 £2,737,528 £3,589,040
RLV /£ £15,052,899 £18,584,401 £33,277,254 £34,700,464 £43,772,134 25 RLV /% 13.0% 15.3% 22.7% 23.3% 26.7% RLV per HA /£ £940,806 £1,161,525 £2,079,828 £2,168,779 £2,735,758
RLV /£ £15,052,899 £18,584,401 £33,277,254 £34,700,464 £43,772,134 400 Unit Scheme 30 RLV /% 13.0% 15.3% 22.7% 23.3% 26.7% RLV per HA /£ £1,128,967 £1,393,830 £2,495,794 £2,602,535 £3,282,910
RLV /£ £3,356,809 £5,748,229 £17,775,446 £19,704,322 £26,156,882 50 RLV /% 4.3% 7.0% 17.3% 18.6% 22.4% RLV per HA /£ £419,601 £718,529 £2,221,931 £2,463,040 £3,269,610 Appendix 9B: Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £835,500 £614,542 £289,289 £410,639 1 £4,114,521 £3,699,129 £3,116,505 £2,858,963 2 £925,339 £688,628 £340,100 £471,728 2 £4,709,925 £4,267,949 £3,651,848 £3,384,758 5 Unit Scheme 3 £1,297,538 £993,503 £577,990 £702,238 50 Unit Scheme 3 £7,055,581 £6,718,756 £5,839,995 £5,405,129 4 £1,376,447 £1,062,788 £634,123 £741,693 4 £7,232,345 £6,962,569 £6,089,903 £5,606,275 5 £1,611,460 £1,256,713 £770,181 £896,761 5 £8,744,819 £8,435,111 £7,465,251 £6,938,711 1 £1,452,249 £1,296,169 £697,374 £761,438 1 £8,578,785 £5,911,894 £4,298,047 £4,438,776 2 £1,615,891 £1,451,615 £810,592 £882,932 2 £9,768,628 £6,924,659 £5,191,159 £5,381,158 10 Unit Scheme 3 £2,288,095 £2,100,497 £1,243,297 £1,334,529 100 Unit Scheme 3 £14,808,658 £11,139,281 £9,173,196 £9,123,366 4 £2,396,835 £2,225,438 £1,282,752 £1,373,984 4 £15,388,311 £11,523,002 £9,732,569 £9,430,971 5 £2,820,913 £2,631,266 £1,569,264 £1,679,600 5 £18,467,678 £14,125,186 £12,075,083 £11,826,519 1 £2,184,651 £1,832,793 £1,799,552 £1,501,479 1 £29,426,939 £24,756,247 £20,694,882 £17,245,118 2 £2,491,315 £2,118,295 £2,083,697 £1,774,032 2 £33,839,931 £28,860,150 £24,568,231 £20,947,475 25 Unit Scheme 3 £3,751,076 £3,287,006 £3,355,565 £2,774,896 400 Unit Scheme 3 £53,010,882 £46,465,196 £40,566,917 £36,473,442 4 £3,910,466 £3,363,513 £3,534,082 £2,813,150 4 £55,069,155 £48,441,499 £42,136,504 £37,925,927 5 £4,701,468 £4,091,956 £4,279,460 £3,492,697 5 £66,532,212 £59,080,038 £52,080,943 £47,444,348
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £835,500 £614,542 £289,289 £410,639 1 £4,114,521 £3,699,129 £3,116,505 £2,858,963 2 £925,339 £688,628 £340,100 £471,728 2 £4,709,925 £4,267,949 £3,651,848 £3,384,758 5 Unit Scheme 3 £1,297,538 £993,503 £577,990 £702,238 50 Unit Scheme 3 £7,055,581 £6,718,756 £5,839,995 £5,405,129 4 £1,376,447 £1,062,788 £634,123 £741,693 4 £7,232,345 £6,962,569 £6,089,903 £5,606,275 5 £1,611,460 £1,256,713 £770,181 £896,761 5 £8,744,819 £8,435,111 £7,465,251 £6,938,711 1 £1,452,249 £1,296,169 £697,374 £761,438 1 £8,578,785 £5,911,894 £4,298,047 £4,438,776 2 £1,615,891 £1,451,615 £810,592 £882,932 2 £9,768,628 £6,924,659 £5,191,159 £5,381,158 10 Unit Scheme 3 £2,288,095 £2,100,497 £1,243,297 £1,334,529 100 Unit Scheme 3 £14,808,658 £11,139,281 £9,173,196 £9,123,366 4 £2,396,835 £2,225,438 £1,282,752 £1,373,984 4 £15,388,311 £11,523,002 £9,732,569 £9,430,971 5 £2,820,913 £2,631,266 £1,569,264 £1,679,600 5 £18,467,678 £14,125,186 £12,075,083 £11,826,519 1 £2,184,651 £1,832,793 £1,799,552 £1,501,479 1 £29,426,939 £24,756,247 £20,694,882 £17,245,118 2 £2,491,315 £2,118,295 £2,083,697 £1,774,032 2 £33,839,931 £28,860,150 £24,568,231 £20,947,475 25 Unit Scheme 3 £3,751,076 £3,287,006 £3,355,565 £2,774,896 400 Unit Scheme 3 £53,010,882 £46,465,196 £40,566,917 £36,473,442 4 £3,910,466 £3,363,513 £3,534,082 £2,813,150 4 £55,069,155 £48,441,499 £42,136,504 £37,925,927 5 £4,701,468 £4,091,956 £4,279,460 £3,492,697 5 £66,532,212 £59,080,038 £52,080,943 £47,444,348
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £377,355 £143,292 £265,714 £93,324 1 £1,832,487 £1,224,464 £933,397 £923,214 2 £433,152 £180,853 £315,260 £130,213 2 £2,230,315 £1,581,382 £1,261,853 £1,269,014 5 Unit Scheme 3 £682,910 £394,169 £527,350 £289,140 50 Unit Scheme 3 £4,124,057 £3,579,058 £2,818,706 £2,976,714 4 £728,940 £447,323 £544,028 £319,281 4 £4,468,665 £3,945,220 £3,136,106 £3,276,271 5 £875,862 £549,563 £670,880 £414,233 5 £5,535,285 £4,937,426 £4,018,426 £4,208,047 1 £349,327 £350,021 £295,078 £303,086 1 £3,000,509 £2,126,251 £2,432,928 £1,776,277 2 £430,088 £429,782 £375,033 £386,136 2 £3,739,422 £2,791,838 £3,161,428 £2,469,647 10 Unit Scheme 3 £871,884 £841,737 £780,119 £771,493 100 Unit Scheme 3 £7,812,975 £6,065,597 £6,834,240 £5,784,444 4 £963,945 £937,325 £832,725 £817,524 4 £8,545,286 £6,719,077 £7,440,880 £6,215,857 5 £1,187,188 £1,155,581 £1,046,334 £1,034,827 5 £10,591,427 £8,521,001 £9,410,289 £8,056,376 1 £1,371,872 £799,848 £907,115 £500,093 1 £12,093,543 £11,710,335 £9,585,703 £7,083,679 2 £1,609,081 £998,287 £1,114,405 £676,093 2 £15,056,438 £14,704,246 £12,469,052 £9,864,268 25 Unit Scheme 3 £2,780,715 £1,976,228 £2,114,144 £1,498,344 400 Unit Scheme 3 £30,284,328 £29,564,311 £26,455,582 £23,517,788 4 £2,940,105 £2,068,906 £2,245,075 £1,613,569 4 £33,005,503 £31,628,279 £28,286,625 £25,126,764 5 £3,575,485 £2,596,105 £2,796,543 £2,079,398 5 £41,078,116 £39,658,759 £35,968,233 £32,531,811 cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 30.8% 27.9% 19.5% 23.4% 1 21.3% 20.2% 18.3% 17.3% 2 32.5% 29.7% 21.9% 25.6% 2 23.2% 22.2% 20.4% 19.6% 5 Unit Scheme 3 37.9% 35.7% 30.0% 32.0% 50 Unit Scheme 3 29.0% 28.8% 27.2% 26.2% 4 38.8% 36.8% 31.6% 32.9% 4 29.4% 29.4% 27.8% 26.8% 5 41.3% 39.6% 34.9% 36.1% 5 32.3% 32.4% 31.0% 30.1% 1 29.5% 28.0% 20.9% 21.6% 1 21.3% 17.4% 14.5% 14.4% 2 31.2% 29.8% 23.1% 23.8% 2 23.1% 19.5% 16.7% 16.7% 10 Unit Scheme 3 36.8% 35.8% 29.8% 30.4% 100 Unit Scheme 3 29.0% 25.9% 24.2% 23.6% 4 37.5% 36.7% 30.4% 30.9% 4 29.5% 26.4% 25.1% 24.1% 5 40.1% 39.5% 33.8% 34.3% 5 32.2% 29.5% 28.3% 27.4% 1 22.9% 20.9% 20.8% 18.4% 1 19.7% 18.0% 16.1% 14.3% 2 24.9% 23.0% 23.0% 20.7% 2 21.6% 20.0% 18.3% 16.5% 25 Unit Scheme 3 31.1% 29.7% 30.3% 27.4% 400 Unit Scheme 3 27.8% 26.6% 25.0% 23.8% 4 31.8% 30.0% 31.1% 27.6% 4 28.4% 27.2% 25.6% 24.4% 5 34.8% 33.2% 34.3% 31.1% 5 31.2% 30.1% 28.7% 27.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 30.8% 27.9% 19.5% 23.4% 1 21.3% 20.2% 18.3% 17.3% 2 32.5% 29.7% 21.9% 25.6% 2 23.2% 22.2% 20.4% 19.6% 5 Unit Scheme 3 37.9% 35.7% 30.0% 32.0% 50 Unit Scheme 3 29.0% 28.8% 27.2% 26.2% 4 38.8% 36.8% 31.6% 32.9% 4 29.4% 29.4% 27.8% 26.8% 5 41.3% 39.6% 34.9% 36.1% 5 32.3% 32.4% 31.0% 30.1% 1 29.5% 28.0% 20.9% 21.6% 1 21.3% 17.4% 14.5% 14.4% 2 31.2% 29.8% 23.1% 23.8% 2 23.1% 19.5% 16.7% 16.7% 10 Unit Scheme 3 36.8% 35.8% 29.8% 30.4% 100 Unit Scheme 3 29.0% 25.9% 24.2% 23.6% 4 37.5% 36.7% 30.4% 30.9% 4 29.5% 26.4% 25.1% 24.1% 5 40.1% 39.5% 33.8% 34.3% 5 32.2% 29.5% 28.3% 27.4% 1 22.9% 20.9% 20.8% 18.4% 1 19.7% 18.0% 16.1% 14.3% 2 24.9% 23.0% 23.0% 20.7% 2 21.6% 20.0% 18.3% 16.5% 25 Unit Scheme 3 31.1% 29.7% 30.3% 27.4% 400 Unit Scheme 3 27.8% 26.6% 25.0% 23.8% 4 31.8% 30.0% 31.1% 27.6% 4 28.4% 27.2% 25.6% 24.4% 5 34.8% 33.2% 34.3% 31.1% 5 31.2% 30.1% 28.7% 27.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 22.7% 12.7% 18.4% 9.1% 1 14.2% 10.7% 8.9% 8.5% 2 24.8% 15.2% 20.8% 12.0% 2 16.4% 13.1% 11.5% 11.1% 5 Unit Scheme 3 31.8% 25.9% 28.6% 21.8% 50 Unit Scheme 3 24.6% 23.3% 20.8% 21.0% 4 32.9% 27.9% 29.1% 23.3% 4 25.8% 24.7% 22.3% 22.3% 5 35.9% 31.2% 32.7% 27.5% 5 29.0% 28.1% 26.0% 26.1% 1 14.5% 14.9% 12.6% 12.7% 1 12.0% 9.5% 10.1% 7.8% 2 17.0% 17.4% 15.3% 15.4% 2 14.2% 11.9% 12.5% 10.4% 10 Unit Scheme 3 27.0% 27.0% 25.4% 24.9% 100 Unit Scheme 3 23.4% 20.9% 21.6% 19.7% 4 28.6% 28.8% 26.4% 25.8% 4 24.7% 22.3% 22.8% 20.6% 5 32.0% 32.2% 30.2% 29.6% 5 27.8% 25.7% 26.2% 24.3% 1 18.6% 13.1% 14.4% 9.5% 1 12.1% 11.7% 10.0% 7.8% 2 20.8% 15.6% 16.9% 12.2% 2 14.3% 14.0% 12.4% 10.3% 25 Unit Scheme 3 28.9% 24.8% 25.8% 22.0% 400 Unit Scheme 3 22.9% 22.6% 21.3% 19.8% 4 29.8% 25.5% 26.8% 23.1% 4 24.2% 23.5% 22.2% 20.7% 5 32.9% 29.1% 30.3% 27.0% 5 27.3% 26.8% 25.7% 24.4% cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
45.0%
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
45.0%
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £4,177,498 £3,072,711 £1,446,444 £2,053,193 1 £2,057,261 £1,849,565 £1,558,252 £1,429,482 2 £4,626,697 £3,443,141 £1,700,502 £2,358,642 2 £2,354,962 £2,133,974 £1,825,924 £1,692,379 5 Unit Scheme 3 £6,487,688 £4,967,516 £2,889,949 £3,511,192 50 Unit Scheme 3 £3,527,790 £3,359,378 £2,919,998 £2,702,565 4 £6,882,236 £5,313,942 £3,170,616 £3,708,466 4 £3,616,172 £3,481,284 £3,044,952 £2,803,137 5 £8,057,299 £6,283,567 £3,850,906 £4,483,805 5 £4,372,410 £4,217,555 £3,732,625 £3,469,355 1 £3,630,622 £3,240,422 £1,743,436 £1,903,595 1 £2,144,696 £1,477,974 £1,074,512 £1,109,694 2 £4,039,727 £3,629,038 £2,026,479 £2,207,329 2 £2,442,157 £1,731,165 £1,297,790 £1,345,290 10 Unit Scheme 3 £5,720,238 £5,251,244 £3,108,243 £3,336,323 100 Unit Scheme 3 £3,702,164 £2,784,820 £2,293,299 £2,280,842 4 £5,992,088 £5,563,594 £3,206,880 £3,434,960 4 £3,847,078 £2,880,750 £2,433,142 £2,357,743 5 £7,052,283 £6,578,165 £3,923,161 £4,199,001 5 £4,616,919 £3,531,297 £3,018,771 £2,956,630 1 £2,184,651 £1,832,793 £1,799,552 £1,501,479 1 £1,839,184 £1,547,265 £1,293,430 £1,077,820 2 £2,491,315 £2,118,295 £2,083,697 £1,774,032 2 £2,114,996 £1,803,759 £1,535,514 £1,309,217 25 Unit Scheme 3 £3,751,076 £3,287,006 £3,355,565 £2,774,896 400 Unit Scheme 3 £3,313,180 £2,904,075 £2,535,432 £2,279,590 4 £3,910,466 £3,363,513 £3,534,082 £2,813,150 4 £3,441,822 £3,027,594 £2,633,532 £2,370,370 5 £4,701,468 £4,091,956 £4,279,460 £3,492,697 5 £4,158,263 £3,692,502 £3,255,059 £2,965,272
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £5,012,998 £3,687,254 £1,735,733 £2,463,832 1 £2,468,713 £2,219,477 £1,869,903 £1,715,378 2 £5,552,037 £4,131,769 £2,040,602 £2,830,371 2 £2,825,955 £2,560,769 £2,191,109 £2,030,855 5 Unit Scheme 3 £7,785,225 £5,961,020 £3,467,939 £4,213,431 50 Unit Scheme 3 £4,233,348 £4,031,254 £3,503,997 £3,243,077 4 £8,258,683 £6,376,730 £3,804,740 £4,450,160 4 £4,339,407 £4,177,541 £3,653,942 £3,363,765 5 £9,668,759 £7,540,280 £4,621,088 £5,380,567 5 £5,246,892 £5,061,066 £4,479,150 £4,163,227 1 £4,356,747 £3,888,507 £2,092,123 £2,284,315 1 £2,573,635 £1,773,568 £1,289,414 £1,331,633 2 £4,847,673 £4,354,846 £2,431,775 £2,648,795 2 £2,930,588 £2,077,398 £1,557,348 £1,614,347 10 Unit Scheme 3 £6,864,286 £6,301,492 £3,729,891 £4,003,588 100 Unit Scheme 3 £4,442,597 £3,341,784 £2,751,959 £2,737,010 4 £7,190,506 £6,676,313 £3,848,256 £4,121,952 4 £4,616,493 £3,456,901 £2,919,771 £2,829,291 5 £8,462,740 £7,893,797 £4,707,793 £5,038,801 5 £5,540,303 £4,237,556 £3,622,525 £3,547,956 1 £2,621,581 £2,199,352 £2,159,462 £1,801,775 1 £2,207,020 £1,856,719 £1,552,116 £1,293,384 2 £2,989,578 £2,541,954 £2,500,436 £2,128,838 2 £2,537,995 £2,164,511 £1,842,617 £1,571,061 25 Unit Scheme 3 £4,501,291 £3,944,407 £4,026,678 £3,329,875 400 Unit Scheme 3 £3,975,816 £3,484,890 £3,042,519 £2,735,508 4 £4,692,559 £4,036,216 £4,240,899 £3,375,780 4 £4,130,187 £3,633,112 £3,160,238 £2,844,445 5 £5,641,761 £4,910,348 £5,135,352 £4,191,237 5 £4,989,916 £4,431,003 £3,906,071 £3,558,326
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,773,554 £1,432,917 £2,657,137 £933,235 1 £1,832,487 £1,224,464 £933,397 £923,214 2 £4,331,521 £1,808,531 £3,152,597 £1,302,130 2 £2,230,315 £1,581,382 £1,261,853 £1,269,014 5 Unit Scheme 3 £6,829,098 £3,941,689 £5,273,497 £2,891,400 50 Unit Scheme 3 £4,124,057 £3,579,058 £2,818,706 £2,976,714 4 £7,289,404 £4,473,233 £5,440,284 £3,192,809 4 £4,468,665 £3,945,220 £3,136,106 £3,276,271 5 £8,758,621 £5,495,631 £6,708,802 £4,142,327 5 £5,535,285 £4,937,426 £4,018,426 £4,208,047 1 £1,746,633 £1,750,104 £1,475,390 £1,515,430 1 £1,500,254 £1,063,126 £1,216,464 £888,138 2 £2,150,441 £2,148,912 £1,875,167 £1,930,681 2 £1,869,711 £1,395,919 £1,580,714 £1,234,823 10 Unit Scheme 3 £4,359,421 £4,208,686 £3,900,594 £3,857,465 100 Unit Scheme 3 £3,906,487 £3,032,799 £3,417,120 £2,892,222 4 £4,819,727 £4,686,627 £4,163,626 £4,087,618 4 £4,272,643 £3,359,539 £3,720,440 £3,107,928 5 £5,935,942 £5,777,904 £5,231,672 £5,174,134 5 £5,295,714 £4,260,501 £4,705,144 £4,028,188 1 £2,743,744 £1,599,695 £1,814,229 £1,000,187 1 £1,511,693 £1,463,792 £1,198,213 £885,460 2 £3,218,163 £1,996,574 £2,228,810 £1,352,186 2 £1,882,055 £1,838,031 £1,558,631 £1,233,034 25 Unit Scheme 3 £5,561,431 £3,952,456 £4,228,288 £2,996,689 400 Unit Scheme 3 £3,785,541 £3,695,539 £3,306,948 £2,939,723 4 £5,880,211 £4,137,812 £4,490,151 £3,227,138 4 £4,125,688 £3,953,535 £3,535,828 £3,140,845 5 £7,150,970 £5,192,211 £5,593,086 £4,158,795 5 £5,134,765 £4,957,345 £4,496,029 £4,066,476 cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£12,000,000
£10,000,000
£8,000,000
£6,000,000
£4,000,000
£2,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£10,000,000
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas with unit sizes based on technical housing standards with a 66:34 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £835,500 £925,339 £1,297,538 £1,376,447 £1,611,460 25 RLV /% 30.8% 32.5% 37.9% 38.8% 41.3% RLV per HA /£ £4,177,498 £4,626,697 £6,487,688 £6,882,236 £8,057,299
RLV /£ £835,500 £925,339 £1,297,538 £1,376,447 £1,611,460 5 Unit Scheme 30 RLV /% 30.8% 32.5% 37.9% 38.8% 41.3% RLV per HA /£ £5,012,998 £5,552,037 £7,785,225 £8,258,683 £9,668,759
RLV /£ £377,355 £433,152 £682,910 £728,940 £875,862 50 RLV /% 22.7% 24.8% 31.8% 32.9% 35.9% RLV per HA /£ £3,773,554 £4,331,521 £6,829,098 £7,289,404 £8,758,621
RLV /£ £1,452,249 £1,615,891 £2,288,095 £2,396,835 £2,820,913 25 RLV /% 29.5% 31.2% 36.8% 37.5% 40.1% RLV per HA /£ £3,630,622 £4,039,727 £5,720,238 £5,992,088 £7,052,283
RLV /£ £1,452,249 £1,615,891 £2,288,095 £2,396,835 £2,820,913 10 Unit Scheme 30 RLV /% 29.5% 31.2% 36.8% 37.5% 40.1% RLV per HA /£ £4,356,747 £4,847,673 £6,864,286 £7,190,506 £8,462,740
RLV /£ £349,327 £430,088 £871,884 £963,945 £1,187,188 50 RLV /% 14.5% 17.0% 27.0% 28.6% 32.0% RLV per HA /£ £1,746,633 £2,150,441 £4,359,421 £4,819,727 £5,935,942
RLV /£ £2,184,651 £2,491,315 £3,751,076 £3,910,466 £4,701,468 25 RLV /% 22.9% 24.9% 31.1% 31.8% 34.8% RLV per HA /£ £2,184,651 £2,491,315 £3,751,076 £3,910,466 £4,701,468
RLV /£ £2,184,651 £2,491,315 £3,751,076 £3,910,466 £4,701,468 25 Unit Scheme 30 RLV /% 22.9% 24.9% 31.1% 31.8% 34.8% RLV per HA /£ £2,621,581 £2,989,578 £4,501,291 £4,692,559 £5,641,761
RLV /£ £1,371,872 £1,609,081 £2,780,715 £2,940,105 £3,575,485 50 RLV /% 18.6% 20.8% 28.9% 29.8% 32.9% RLV per HA /£ £2,743,744 £3,218,163 £5,561,431 £5,880,211 £7,150,970
RLV /£ £4,114,521 £4,709,925 £7,055,581 £7,232,345 £8,744,819 25 RLV /% 21.3% 23.2% 29.0% 29.4% 32.3% RLV per HA /£ £2,057,261 £2,354,962 £3,527,790 £3,616,172 £4,372,410
RLV /£ £4,114,521 £4,709,925 £7,055,581 £7,232,345 £8,744,819 50 Unit Scheme 30 RLV /% 21.3% 23.2% 29.0% 29.4% 32.3% RLV per HA /£ £2,468,713 £2,825,955 £4,233,348 £4,339,407 £5,246,892
RLV /£ £1,832,487 £2,230,315 £4,124,057 £4,468,665 £5,535,285 50 RLV /% 14.2% 16.4% 24.6% 25.8% 29.0% RLV per HA /£ £1,832,487 £2,230,315 £4,124,057 £4,468,665 £5,535,285
RLV /£ £8,578,785 £9,768,628 £14,808,658 £15,388,311 £18,467,678 25 RLV /% 21.3% 23.1% 29.0% 29.5% 32.2% RLV per HA /£ £2,144,696 £2,442,157 £3,702,164 £3,847,078 £4,616,919
RLV /£ £8,578,785 £9,768,628 £14,808,658 £15,388,311 £18,467,678 100 Unit Scheme 30 RLV /% 21.3% 23.1% 29.0% 29.5% 32.2% RLV per HA /£ £2,573,635 £2,930,588 £4,442,597 £4,616,493 £5,540,303
RLV /£ £3,000,509 £3,739,422 £7,812,975 £8,545,286 £10,591,427 50 RLV /% 12.0% 14.2% 23.4% 24.7% 27.8% RLV per HA /£ £1,500,254 £1,869,711 £3,906,487 £4,272,643 £5,295,714
RLV /£ £29,426,939 £33,839,931 £53,010,882 £55,069,155 £66,532,212 25 RLV /% 19.7% 21.6% 27.8% 28.4% 31.2% RLV per HA /£ £1,839,184 £2,114,996 £3,313,180 £3,441,822 £4,158,263
RLV /£ £29,426,939 £33,839,931 £53,010,882 £55,069,155 £66,532,212 400 Unit Scheme 30 RLV /% 19.7% 21.6% 27.8% 28.4% 31.2% RLV per HA /£ £2,207,020 £2,537,995 £3,975,816 £4,130,187 £4,989,916
RLV /£ £12,093,543 £15,056,438 £30,284,328 £33,005,503 £41,078,116 50 RLV /% 12.1% 14.3% 22.9% 24.2% 27.3% RLV per HA /£ £1,511,693 £1,882,055 £3,785,541 £4,125,688 £5,134,765 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £614,542 £688,628 £993,503 £1,062,788 £1,256,713 25 RLV /% 27.9% 29.7% 35.7% 36.8% 39.6% RLV per HA /£ £3,072,711 £3,443,141 £4,967,516 £5,313,942 £6,283,567
RLV /£ £614,542 £688,628 £993,503 £1,062,788 £1,256,713 5 Unit Scheme 30 RLV /% 27.9% 29.7% 35.7% 36.8% 39.6% RLV per HA /£ £3,687,254 £4,131,769 £5,961,020 £6,376,730 £7,540,280
RLV /£ £143,292 £180,853 £394,169 £447,323 £549,563 50 RLV /% 12.7% 15.2% 25.9% 27.9% 31.2% RLV per HA /£ £1,432,917 £1,808,531 £3,941,689 £4,473,233 £5,495,631
RLV /£ £1,296,169 £1,451,615 £2,100,497 £2,225,438 £2,631,266 25 RLV /% 28.0% 29.8% 35.8% 36.7% 39.5% RLV per HA /£ £3,240,422 £3,629,038 £5,251,244 £5,563,594 £6,578,165
RLV /£ £1,296,169 £1,451,615 £2,100,497 £2,225,438 £2,631,266 10 Unit Scheme 30 RLV /% 28.0% 29.8% 35.8% 36.7% 39.5% RLV per HA /£ £3,888,507 £4,354,846 £6,301,492 £6,676,313 £7,893,797
RLV /£ £350,021 £429,782 £841,737 £937,325 £1,155,581 50 RLV /% 14.9% 17.4% 27.0% 28.8% 32.2% RLV per HA /£ £1,750,104 £2,148,912 £4,208,686 £4,686,627 £5,777,904
RLV /£ £1,832,793 £2,118,295 £3,287,006 £3,363,513 £4,091,956 25 RLV /% 20.9% 23.0% 29.7% 30.0% 33.2% RLV per HA /£ £1,832,793 £2,118,295 £3,287,006 £3,363,513 £4,091,956
RLV /£ £1,832,793 £2,118,295 £3,287,006 £3,363,513 £4,091,956 25 Unit Scheme 30 RLV /% 20.9% 23.0% 29.7% 30.0% 33.2% RLV per HA /£ £2,199,352 £2,541,954 £3,944,407 £4,036,216 £4,910,348
RLV /£ £799,848 £998,287 £1,976,228 £2,068,906 £2,596,105 50 RLV /% 13.1% 15.6% 24.8% 25.5% 29.1% RLV per HA /£ £1,599,695 £1,996,574 £3,952,456 £4,137,812 £5,192,211
RLV /£ £3,699,129 £4,267,949 £6,718,756 £6,962,569 £8,435,111 25 RLV /% 20.2% 22.2% 28.8% 29.4% 32.4% RLV per HA /£ £1,849,565 £2,133,974 £3,359,378 £3,481,284 £4,217,555
RLV /£ £3,699,129 £4,267,949 £6,718,756 £6,962,569 £8,435,111 50 Unit Scheme 30 RLV /% 20.2% 22.2% 28.8% 29.4% 32.4% RLV per HA /£ £2,219,477 £2,560,769 £4,031,254 £4,177,541 £5,061,066
RLV /£ £1,224,464 £1,581,382 £3,579,058 £3,945,220 £4,937,426 50 RLV /% 10.7% 13.1% 23.3% 24.7% 28.1% RLV per HA /£ £1,224,464 £1,581,382 £3,579,058 £3,945,220 £4,937,426
RLV /£ £5,911,894 £6,924,659 £11,139,281 £11,523,002 £14,125,186 25 RLV /% 17.4% 19.5% 25.9% 26.4% 29.5% RLV per HA /£ £1,477,974 £1,731,165 £2,784,820 £2,880,750 £3,531,297
RLV /£ £5,911,894 £6,924,659 £11,139,281 £11,523,002 £14,125,186 100 Unit Scheme 30 RLV /% 17.4% 19.5% 25.9% 26.4% 29.5% RLV per HA /£ £1,773,568 £2,077,398 £3,341,784 £3,456,901 £4,237,556
RLV /£ £2,126,251 £2,791,838 £6,065,597 £6,719,077 £8,521,001 50 RLV /% 9.5% 11.9% 20.9% 22.3% 25.7% RLV per HA /£ £1,063,126 £1,395,919 £3,032,799 £3,359,539 £4,260,501
RLV /£ £24,756,247 £28,860,150 £46,465,196 £48,441,499 £59,080,038 25 RLV /% 18.0% 20.0% 26.6% 27.2% 30.1% RLV per HA /£ £1,547,265 £1,803,759 £2,904,075 £3,027,594 £3,692,502
RLV /£ £24,756,247 £28,860,150 £46,465,196 £48,441,499 £59,080,038 400 Unit Scheme 30 RLV /% 18.0% 20.0% 26.6% 27.2% 30.1% RLV per HA /£ £1,856,719 £2,164,511 £3,484,890 £3,633,112 £4,431,003
RLV /£ £11,710,335 £14,704,246 £29,564,311 £31,628,279 £39,658,759 50 RLV /% 11.7% 14.0% 22.6% 23.5% 26.8% RLV per HA /£ £1,463,792 £1,838,031 £3,695,539 £3,953,535 £4,957,345 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £289,289 £340,100 £577,990 £634,123 £770,181 25 RLV /% 19.5% 21.9% 30.0% 31.6% 34.9% RLV per HA /£ £1,446,444 £1,700,502 £2,889,949 £3,170,616 £3,850,906
RLV /£ £289,289 £340,100 £577,990 £634,123 £770,181 5 Unit Scheme 30 RLV /% 19.5% 21.9% 30.0% 31.6% 34.9% RLV per HA /£ £1,735,733 £2,040,602 £3,467,939 £3,804,740 £4,621,088
RLV /£ £265,714 £315,260 £527,350 £544,028 £670,880 50 RLV /% 18.4% 20.8% 28.6% 29.1% 32.7% RLV per HA /£ £2,657,137 £3,152,597 £5,273,497 £5,440,284 £6,708,802
RLV /£ £697,374 £810,592 £1,243,297 £1,282,752 £1,569,264 25 RLV /% 20.9% 23.1% 29.8% 30.4% 33.8% RLV per HA /£ £1,743,436 £2,026,479 £3,108,243 £3,206,880 £3,923,161
RLV /£ £697,374 £810,592 £1,243,297 £1,282,752 £1,569,264 10 Unit Scheme 30 RLV /% 20.9% 23.1% 29.8% 30.4% 33.8% RLV per HA /£ £2,092,123 £2,431,775 £3,729,891 £3,848,256 £4,707,793
RLV /£ £295,078 £375,033 £780,119 £832,725 £1,046,334 50 RLV /% 12.6% 15.3% 25.4% 26.4% 30.2% RLV per HA /£ £1,475,390 £1,875,167 £3,900,594 £4,163,626 £5,231,672
RLV /£ £1,799,552 £2,083,697 £3,355,565 £3,534,082 £4,279,460 25 RLV /% 20.8% 23.0% 30.3% 31.1% 34.3% RLV per HA /£ £1,799,552 £2,083,697 £3,355,565 £3,534,082 £4,279,460
RLV /£ £1,799,552 £2,083,697 £3,355,565 £3,534,082 £4,279,460 25 Unit Scheme 30 RLV /% 20.8% 23.0% 30.3% 31.1% 34.3% RLV per HA /£ £2,159,462 £2,500,436 £4,026,678 £4,240,899 £5,135,352
RLV /£ £907,115 £1,114,405 £2,114,144 £2,245,075 £2,796,543 50 RLV /% 14.4% 16.9% 25.8% 26.8% 30.3% RLV per HA /£ £1,814,229 £2,228,810 £4,228,288 £4,490,151 £5,593,086
RLV /£ £3,116,505 £3,651,848 £5,839,995 £6,089,903 £7,465,251 25 RLV /% 18.3% 20.4% 27.2% 27.8% 31.0% RLV per HA /£ £1,558,252 £1,825,924 £2,919,998 £3,044,952 £3,732,625
RLV /£ £3,116,505 £3,651,848 £5,839,995 £6,089,903 £7,465,251 50 Unit Scheme 30 RLV /% 18.3% 20.4% 27.2% 27.8% 31.0% RLV per HA /£ £1,869,903 £2,191,109 £3,503,997 £3,653,942 £4,479,150
RLV /£ £933,397 £1,261,853 £2,818,706 £3,136,106 £4,018,426 50 RLV /% 8.9% 11.5% 20.8% 22.3% 26.0% RLV per HA /£ £933,397 £1,261,853 £2,818,706 £3,136,106 £4,018,426
RLV /£ £4,298,047 £5,191,159 £9,173,196 £9,732,569 £12,075,083 25 RLV /% 14.5% 16.7% 24.2% 25.1% 28.3% RLV per HA /£ £1,074,512 £1,297,790 £2,293,299 £2,433,142 £3,018,771
RLV /£ £4,298,047 £5,191,159 £9,173,196 £9,732,569 £12,075,083 100 Unit Scheme 30 RLV /% 14.5% 16.7% 24.2% 25.1% 28.3% RLV per HA /£ £1,289,414 £1,557,348 £2,751,959 £2,919,771 £3,622,525
RLV /£ £2,432,928 £3,161,428 £6,834,240 £7,440,880 £9,410,289 50 RLV /% 10.1% 12.5% 21.6% 22.8% 26.2% RLV per HA /£ £1,216,464 £1,580,714 £3,417,120 £3,720,440 £4,705,144
RLV /£ £20,694,882 £24,568,231 £40,566,917 £42,136,504 £52,080,943 25 RLV /% 16.1% 18.3% 25.0% 25.6% 28.7% RLV per HA /£ £1,293,430 £1,535,514 £2,535,432 £2,633,532 £3,255,059
RLV /£ £20,694,882 £24,568,231 £40,566,917 £42,136,504 £52,080,943 400 Unit Scheme 30 RLV /% 16.1% 18.3% 25.0% 25.6% 28.7% RLV per HA /£ £1,552,116 £1,842,617 £3,042,519 £3,160,238 £3,906,071
RLV /£ £9,585,703 £12,469,052 £26,455,582 £28,286,625 £35,968,233 50 RLV /% 10.0% 12.4% 21.3% 22.2% 25.7% RLV per HA /£ £1,198,213 £1,558,631 £3,306,948 £3,535,828 £4,496,029 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £410,639 £471,728 £702,238 £741,693 £896,761 25 RLV /% 23.4% 25.6% 32.0% 32.9% 36.1% RLV per HA /£ £2,053,193 £2,358,642 £3,511,192 £3,708,466 £4,483,805
RLV /£ £410,639 £471,728 £702,238 £741,693 £896,761 5 Unit Scheme 30 RLV /% 23.4% 25.6% 32.0% 32.9% 36.1% RLV per HA /£ £2,463,832 £2,830,371 £4,213,431 £4,450,160 £5,380,567
RLV /£ £93,324 £130,213 £289,140 £319,281 £414,233 50 RLV /% 9.1% 12.0% 21.8% 23.3% 27.5% RLV per HA /£ £933,235 £1,302,130 £2,891,400 £3,192,809 £4,142,327
RLV /£ £761,438 £882,932 £1,334,529 £1,373,984 £1,679,600 25 RLV /% 21.6% 23.8% 30.4% 30.9% 34.3% RLV per HA /£ £1,903,595 £2,207,329 £3,336,323 £3,434,960 £4,199,001
RLV /£ £761,438 £882,932 £1,334,529 £1,373,984 £1,679,600 10 Unit Scheme 30 RLV /% 21.6% 23.8% 30.4% 30.9% 34.3% RLV per HA /£ £2,284,315 £2,648,795 £4,003,588 £4,121,952 £5,038,801
RLV /£ £303,086 £386,136 £771,493 £817,524 £1,034,827 50 RLV /% 12.7% 15.4% 24.9% 25.8% 29.6% RLV per HA /£ £1,515,430 £1,930,681 £3,857,465 £4,087,618 £5,174,134
RLV /£ £1,501,479 £1,774,032 £2,774,896 £2,813,150 £3,492,697 25 RLV /% 18.4% 20.7% 27.4% 27.6% 31.1% RLV per HA /£ £1,501,479 £1,774,032 £2,774,896 £2,813,150 £3,492,697
RLV /£ £1,501,479 £1,774,032 £2,774,896 £2,813,150 £3,492,697 25 Unit Scheme 30 RLV /% 18.4% 20.7% 27.4% 27.6% 31.1% RLV per HA /£ £1,801,775 £2,128,838 £3,329,875 £3,375,780 £4,191,237
RLV /£ £500,093 £676,093 £1,498,344 £1,613,569 £2,079,398 50 RLV /% 9.5% 12.2% 22.0% 23.1% 27.0% RLV per HA /£ £1,000,187 £1,352,186 £2,996,689 £3,227,138 £4,158,795
RLV /£ £2,858,963 £3,384,758 £5,405,129 £5,606,275 £6,938,711 25 RLV /% 17.3% 19.6% 26.2% 26.8% 30.1% RLV per HA /£ £1,429,482 £1,692,379 £2,702,565 £2,803,137 £3,469,355
RLV /£ £2,858,963 £3,384,758 £5,405,129 £5,606,275 £6,938,711 50 Unit Scheme 30 RLV /% 17.3% 19.6% 26.2% 26.8% 30.1% RLV per HA /£ £1,715,378 £2,030,855 £3,243,077 £3,363,765 £4,163,227
RLV /£ £923,214 £1,269,014 £2,976,714 £3,276,271 £4,208,047 50 RLV /% 8.5% 11.1% 21.0% 22.3% 26.1% RLV per HA /£ £923,214 £1,269,014 £2,976,714 £3,276,271 £4,208,047
RLV /£ £4,438,776 £5,381,158 £9,123,366 £9,430,971 £11,826,519 25 RLV /% 14.4% 16.7% 23.6% 24.1% 27.4% RLV per HA /£ £1,109,694 £1,345,290 £2,280,842 £2,357,743 £2,956,630
RLV /£ £4,438,776 £5,381,158 £9,123,366 £9,430,971 £11,826,519 100 Unit Scheme 30 RLV /% 14.4% 16.7% 23.6% 24.1% 27.4% RLV per HA /£ £1,331,633 £1,614,347 £2,737,010 £2,829,291 £3,547,956
RLV /£ £1,776,277 £2,469,647 £5,784,444 £6,215,857 £8,056,376 50 RLV /% 7.8% 10.4% 19.7% 20.6% 24.3% RLV per HA /£ £888,138 £1,234,823 £2,892,222 £3,107,928 £4,028,188
RLV /£ £17,245,118 £20,947,475 £36,473,442 £37,925,927 £47,444,348 25 RLV /% 14.3% 16.5% 23.8% 24.4% 27.7% RLV per HA /£ £1,077,820 £1,309,217 £2,279,590 £2,370,370 £2,965,272
RLV /£ £17,245,118 £20,947,475 £36,473,442 £37,925,927 £47,444,348 400 Unit Scheme 30 RLV /% 14.3% 16.5% 23.8% 24.4% 27.7% RLV per HA /£ £1,293,384 £1,571,061 £2,735,508 £2,844,445 £3,558,326
RLV /£ £7,083,679 £9,864,268 £23,517,788 £25,126,764 £32,531,811 50 RLV /% 7.8% 10.3% 19.8% 20.7% 24.4% RLV per HA /£ £885,460 £1,233,034 £2,939,723 £3,140,845 £4,066,476 APPENDIX 10 Appendix 10A: Notional sites based on floor areas - with biodiversity offset and an 80:20 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £467,354 £264,972 £301,066 £243,412 1 £3,262,603 £2,724,231 £2,606,077 £1,920,497 2 £542,152 £316,350 £365,854 £297,654 2 £3,852,420 £3,286,660 £3,193,451 £2,443,831 5 Unit Scheme 3 £864,086 £516,694 £605,753 £523,514 50 Unit Scheme 3 £6,334,199 £5,597,318 £5,426,074 £4,403,777 4 £923,268 £529,846 £625,480 £573,072 4 £6,462,201 £5,938,656 £5,600,012 £4,580,541 5 £1,130,071 £659,193 £787,511 £724,716 5 £7,972,745 £7,394,690 £7,083,474 £5,900,720 1 £768,042 £715,305 £663,912 £504,261 1 £6,438,871 £5,011,288 £4,211,450 £3,399,214 2 £895,702 £845,819 £795,625 £622,417 2 £7,648,874 £6,089,835 £5,245,224 £4,402,523 10 Unit Scheme 3 £1,435,770 £1,393,314 £1,291,959 £1,053,081 100 Unit Scheme 3 £12,614,510 £10,606,305 £9,608,084 £8,375,606 4 £1,494,952 £1,488,903 £1,331,414 £1,125,415 4 £13,050,926 £11,206,664 £10,205,303 £8,823,732 5 £1,825,339 £1,829,545 £1,663,670 £1,425,526 5 £16,154,663 £14,001,949 £12,888,698 £11,387,257 1 £2,343,396 £1,554,053 £1,285,462 £1,020,436 1 £21,431,080 £17,953,368 £14,707,266 £10,745,015 2 £2,736,122 £1,850,460 £1,575,053 £1,285,849 2 £25,640,678 £21,914,440 £18,501,187 £14,276,518 25 Unit Scheme 3 £4,336,151 £3,052,329 £2,747,524 £2,277,687 400 Unit Scheme 3 £44,657,776 £38,719,929 £33,970,887 £28,899,070 4 £4,559,297 £3,167,090 £2,836,783 £2,386,072 4 £46,923,692 £40,661,101 £35,545,904 £30,322,280 5 £5,573,637 £3,926,297 £3,575,720 £3,057,279 5 £57,970,444 £50,922,686 £45,278,120 £39,393,950
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £467,678 £265,296 £301,390 £243,742 1 £3,265,803 £2,727,431 £2,609,277 £1,923,697 2 £542,472 £316,673 £366,177 £297,978 2 £3,855,620 £3,289,860 £3,196,651 £2,447,031 5 Unit Scheme 3 £864,406 £517,014 £606,073 £523,834 50 Unit Scheme 3 £6,337,399 £5,600,518 £5,429,274 £4,406,977 4 £923,588 £530,166 £625,800 £573,392 4 £6,465,401 £5,941,856 £5,603,212 £4,583,741 5 £1,130,391 £659,513 £787,831 £725,036 5 £7,975,945 £7,397,890 £7,086,674 £5,903,920 1 £768,682 £715,945 £664,552 £504,901 1 £6,445,271 £5,017,688 £4,217,850 £3,405,614 2 £896,342 £846,459 £796,265 £623,057 2 £7,655,274 £6,096,235 £5,251,624 £4,408,923 10 Unit Scheme 3 £1,436,410 £1,393,954 £1,292,599 £1,053,721 100 Unit Scheme 3 £12,620,910 £10,612,705 £9,614,484 £8,382,006 4 £1,495,592 £1,489,543 £1,332,054 £1,126,055 4 £13,057,326 £11,213,064 £10,211,703 £8,830,132 5 £1,825,979 £1,830,185 £1,664,310 £1,426,166 5 £16,161,063 £14,008,349 £12,895,098 £11,393,657 1 £2,344,996 £1,555,653 £1,287,062 £1,022,036 1 £21,456,680 £17,978,968 £14,732,866 £10,770,615 2 £2,737,722 £1,852,060 £1,576,653 £1,287,449 2 £25,666,278 £21,940,040 £18,526,787 £14,302,118 25 Unit Scheme 3 £4,337,751 £3,053,929 £2,749,124 £2,279,287 400 Unit Scheme 3 £44,683,376 £38,745,529 £33,996,487 £28,924,670 4 £4,560,897 £3,168,690 £2,838,383 £2,387,672 4 £46,949,292 £40,686,701 £35,571,504 £30,347,880 5 £5,575,237 £3,927,897 £3,577,320 £3,058,879 5 £57,996,044 £50,948,286 £45,303,720 £39,419,550
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £320,049 £161,220 £88,750 £29,627 1 £2,084,964 £955,198 £985,283 £603,266 2 £375,846 £198,602 £122,472 £54,483 2 £2,500,801 £1,259,081 £1,304,513 £906,014 5 Unit Scheme 3 £625,228 £411,985 £295,056 £158,221 50 Unit Scheme 3 £4,945,877 £2,813,793 £3,053,382 £2,351,093 4 £671,259 £465,139 £334,922 £197,326 4 £5,421,312 £3,274,211 £3,416,275 £2,650,651 5 £818,181 £567,195 £425,751 £258,358 5 £6,594,368 £4,119,066 £4,302,872 £3,465,213 1 £349,764 £357,109 £328,787 £137,394 1 £3,273,722 £3,039,213 £1,406,596 £1,365,824 2 £429,577 £436,541 £411,518 £198,117 2 £4,015,873 £3,790,766 £1,981,072 £2,000,071 10 Unit Scheme 3 £924,752 £821,053 £779,577 £511,890 100 Unit Scheme 3 £7,541,933 £7,517,327 £4,863,167 £5,115,762 4 £1,010,237 £880,235 £829,135 £581,175 4 £8,318,370 £8,176,662 £5,584,619 £5,620,151 5 £1,236,111 £1,091,505 £1,044,565 £747,386 5 £10,320,831 £10,206,524 £7,160,405 £7,323,174 1 £1,500,559 £991,312 £530,647 £464,937 1 £13,568,174 £10,638,603 £6,069,243 £3,800,278 2 £1,765,237 £1,202,405 £694,446 £631,648 2 £16,650,493 £13,551,678 £8,587,485 £6,191,698 25 Unit Scheme 3 £2,842,615 £2,232,293 £1,590,949 £1,353,375 400 Unit Scheme 3 £31,803,768 £28,425,818 £21,463,356 £18,225,244 4 £2,948,044 £2,417,185 £1,808,183 £1,452,428 4 £34,205,629 £30,737,137 £23,696,697 £20,154,120 5 £3,627,060 £2,985,582 £2,266,127 £1,897,115 5 £42,491,071 £38,623,638 £30,536,060 £26,606,680 cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.4% 17.4% 15.9% 14.3% 1 17.0% 15.0% 13.9% 11.7% 2 21.5% 19.8% 18.4% 16.6% 2 19.1% 17.3% 16.3% 14.2% 5 Unit Scheme 3 28.5% 27.0% 25.6% 24.5% 50 Unit Scheme 3 26.0% 24.4% 23.2% 21.5% 4 29.6% 27.4% 26.1% 25.9% 4 26.3% 25.3% 23.7% 22.0% 5 32.9% 31.0% 29.8% 29.8% 5 29.5% 28.6% 27.2% 25.8% 1 20.0% 18.4% 17.1% 14.7% 1 15.7% 13.9% 12.3% 10.4% 2 22.2% 20.7% 19.5% 17.2% 2 17.8% 16.0% 14.6% 12.8% 10 Unit Scheme 3 29.3% 28.2% 26.7% 24.6% 100 Unit Scheme 3 24.3% 23.1% 22.1% 20.3% 4 30.0% 29.3% 27.1% 25.7% 4 24.8% 23.9% 22.9% 21.0% 5 33.3% 32.7% 30.8% 29.6% 5 27.9% 27.1% 26.3% 24.6% 1 19.2% 17.1% 14.6% 12.8% 1 15.0% 13.5% 11.7% 9.3% 2 21.3% 19.3% 17.0% 15.4% 2 17.1% 15.7% 14.0% 11.8% 25 Unit Scheme 3 28.1% 26.5% 24.7% 22.9% 400 Unit Scheme 3 24.4% 22.9% 21.4% 19.7% 4 28.9% 27.1% 25.2% 23.6% 4 25.1% 23.6% 22.0% 20.4% 5 32.1% 30.5% 28.9% 27.5% 5 28.2% 26.9% 25.5% 24.1%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.5% 17.5% 15.9% 14.3% 1 17.0% 15.1% 14.0% 11.7% 2 21.5% 19.8% 18.4% 16.6% 2 19.2% 17.3% 16.3% 14.2% 5 Unit Scheme 3 28.5% 27.0% 25.6% 24.5% 50 Unit Scheme 3 26.0% 24.4% 23.2% 21.5% 4 29.6% 27.4% 26.1% 25.9% 4 26.3% 25.3% 23.7% 22.0% 5 32.9% 31.0% 29.8% 29.8% 5 29.5% 28.7% 27.2% 25.8% 1 20.0% 18.4% 17.1% 14.7% 1 15.7% 13.9% 12.3% 10.4% 2 22.2% 20.7% 19.5% 17.2% 2 17.8% 16.1% 14.6% 12.8% 10 Unit Scheme 3 29.3% 28.2% 26.7% 24.6% 100 Unit Scheme 3 24.4% 23.1% 22.1% 20.3% 4 30.0% 29.3% 27.2% 25.7% 4 24.8% 23.9% 22.9% 21.0% 5 33.3% 32.7% 30.8% 29.6% 5 28.0% 27.2% 26.3% 24.6% 1 19.2% 17.1% 14.6% 12.8% 1 15.1% 13.5% 11.7% 9.3% 2 21.4% 19.4% 17.0% 15.4% 2 17.2% 15.7% 14.0% 11.8% 25 Unit Scheme 3 28.1% 26.5% 24.7% 22.9% 400 Unit Scheme 3 24.4% 22.9% 21.4% 19.8% 4 28.9% 27.1% 25.2% 23.6% 4 25.1% 23.6% 22.0% 20.4% 5 32.1% 30.5% 28.9% 27.5% 5 28.2% 26.9% 25.5% 24.1%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.2% 14.2% 9.3% 4.3% 1 15.4% 9.8% 9.7% 6.3% 2 21.5% 16.7% 12.2% 7.5% 2 17.6% 12.3% 12.2% 9.1% 5 Unit Scheme 3 29.1% 27.1% 23.1% 17.9% 50 Unit Scheme 3 27.0% 21.9% 22.5% 19.0% 4 30.3% 29.0% 25.1% 20.9% 4 28.4% 24.0% 24.1% 20.6% 5 33.6% 32.2% 29.0% 24.9% 5 31.4% 27.5% 27.6% 24.5% 1 14.7% 15.2% 13.6% 7.8% 1 13.0% 12.1% 7.4% 6.6% 2 17.2% 17.7% 16.2% 10.8% 2 15.2% 14.3% 9.9% 9.2% 10 Unit Scheme 3 28.2% 26.7% 25.1% 22.0% 100 Unit Scheme 3 23.1% 22.8% 19.5% 18.9% 4 29.6% 27.9% 26.1% 23.9% 4 24.5% 24.0% 21.3% 20.1% 5 32.9% 31.4% 29.8% 27.9% 5 27.7% 27.2% 24.9% 23.8% 1 18.2% 15.3% 10.6% 9.0% 1 13.0% 10.9% 7.3% 4.9% 2 20.4% 17.6% 13.3% 11.7% 2 15.2% 13.2% 9.8% 7.5% 25 Unit Scheme 3 27.4% 26.3% 23.9% 20.7% 400 Unit Scheme 3 23.3% 22.1% 19.5% 17.7% 4 27.9% 27.6% 25.9% 21.7% 4 24.4% 23.2% 20.9% 19.0% 5 31.2% 31.0% 29.5% 25.7% 5 27.5% 26.5% 24.4% 22.8% cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,336,771 £1,324,862 £1,505,331 £1,217,062 1 £1,631,301 £1,362,115 £1,303,039 £960,248 2 £2,710,761 £1,581,749 £1,829,269 £1,488,272 2 £1,926,210 £1,643,330 £1,596,725 £1,221,915 5 Unit Scheme 3 £4,320,428 £2,583,471 £3,028,763 £2,617,570 50 Unit Scheme 3 £3,167,100 £2,798,659 £2,713,037 £2,201,888 4 £4,616,339 £2,649,229 £3,127,400 £2,865,358 4 £3,231,100 £2,969,328 £2,800,006 £2,290,270 5 £5,650,357 £3,295,967 £3,937,556 £3,623,580 5 £3,986,372 £3,697,345 £3,541,737 £2,950,360 1 £1,920,106 £1,788,262 £1,659,780 £1,260,652 1 £1,609,718 £1,252,822 £1,052,863 £849,803 2 £2,239,254 £2,114,548 £1,989,062 £1,556,041 2 £1,912,219 £1,522,459 £1,311,306 £1,100,631 10 Unit Scheme 3 £3,589,425 £3,483,286 £3,229,897 £2,632,703 100 Unit Scheme 3 £3,153,627 £2,651,576 £2,402,021 £2,093,901 4 £3,737,380 £3,722,256 £3,328,534 £2,813,537 4 £3,262,731 £2,801,666 £2,551,326 £2,205,933 5 £4,563,349 £4,573,862 £4,159,174 £3,563,815 5 £4,038,666 £3,500,487 £3,222,174 £2,846,814 1 £2,343,396 £1,554,053 £1,285,462 £1,020,436 1 £1,339,442 £1,122,086 £919,204 £671,563 2 £2,736,122 £1,850,460 £1,575,053 £1,285,849 2 £1,602,542 £1,369,652 £1,156,324 £892,282 25 Unit Scheme 3 £4,336,151 £3,052,329 £2,747,524 £2,277,687 400 Unit Scheme 3 £2,791,111 £2,419,996 £2,123,180 £1,806,192 4 £4,559,297 £3,167,090 £2,836,783 £2,386,072 4 £2,932,731 £2,541,319 £2,221,619 £1,895,143 5 £5,573,637 £3,926,297 £3,575,720 £3,057,279 5 £3,623,153 £3,182,668 £2,829,883 £2,462,122
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,806,065 £1,591,774 £1,808,338 £1,462,455 1 £1,959,482 £1,636,458 £1,565,566 £1,154,218 2 £3,254,833 £1,900,039 £2,197,063 £1,787,866 2 £2,313,372 £1,973,916 £1,917,991 £1,468,218 5 Unit Scheme 3 £5,186,434 £3,102,085 £3,636,435 £3,143,004 50 Unit Scheme 3 £3,802,440 £3,360,311 £3,257,564 £2,644,186 4 £5,541,527 £3,180,995 £3,754,800 £3,440,350 4 £3,879,241 £3,565,114 £3,361,927 £2,750,245 5 £6,782,348 £3,957,081 £4,726,987 £4,350,216 5 £4,785,567 £4,438,734 £4,252,004 £3,542,352 1 £2,306,047 £2,147,835 £1,993,656 £1,514,702 1 £1,933,581 £1,505,307 £1,265,355 £1,021,684 2 £2,689,025 £2,539,377 £2,388,794 £1,869,170 2 £2,296,582 £1,828,870 £1,575,487 £1,322,677 10 Unit Scheme 3 £4,309,230 £4,181,863 £3,877,797 £3,161,163 100 Unit Scheme 3 £3,786,273 £3,183,811 £2,884,345 £2,514,602 4 £4,486,776 £4,468,628 £3,996,161 £3,378,164 4 £3,917,198 £3,363,919 £3,063,511 £2,649,040 5 £5,477,938 £5,490,554 £4,992,929 £4,278,498 5 £4,848,319 £4,202,505 £3,868,529 £3,418,097 1 £2,813,996 £1,866,784 £1,544,474 £1,226,444 1 £1,609,251 £1,348,423 £1,104,965 £807,796 2 £3,285,266 £2,222,472 £1,891,984 £1,544,939 2 £1,924,971 £1,645,503 £1,389,509 £1,072,659 25 Unit Scheme 3 £5,205,301 £3,664,715 £3,298,949 £2,735,144 400 Unit Scheme 3 £3,351,253 £2,905,915 £2,549,737 £2,169,350 4 £5,473,076 £3,802,428 £3,406,059 £2,865,206 4 £3,521,197 £3,051,503 £2,667,863 £2,276,091 5 £6,690,284 £4,713,476 £4,292,784 £3,670,655 5 £4,349,703 £3,821,121 £3,397,779 £2,956,466
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,200,491 £1,612,197 £887,498 £296,274 1 £2,084,964 £955,198 £985,283 £603,266 2 £3,758,458 £1,986,019 £1,224,716 £544,832 2 £2,500,801 £1,259,081 £1,304,513 £906,014 5 Unit Scheme 3 £6,252,284 £4,119,845 £2,950,562 £1,582,205 50 Unit Scheme 3 £4,945,877 £2,813,793 £3,053,382 £2,351,093 4 £6,712,590 £4,651,389 £3,349,220 £1,973,261 4 £5,421,312 £3,274,211 £3,416,275 £2,650,651 5 £8,181,807 £5,671,950 £4,257,513 £2,583,579 5 £6,594,368 £4,119,066 £4,302,872 £3,465,213 1 £1,748,821 £1,785,545 £1,643,936 £686,972 1 £1,636,861 £1,519,606 £703,298 £682,912 2 £2,147,884 £2,182,706 £2,057,589 £990,585 2 £2,007,937 £1,895,383 £990,536 £1,000,035 10 Unit Scheme 3 £4,623,760 £4,105,264 £3,897,887 £2,559,448 100 Unit Scheme 3 £3,770,967 £3,758,664 £2,431,583 £2,557,881 4 £5,051,187 £4,401,175 £4,145,675 £2,905,873 4 £4,159,185 £4,088,331 £2,792,310 £2,810,075 5 £6,180,554 £5,457,523 £5,222,824 £3,736,932 5 £5,160,415 £5,103,262 £3,580,202 £3,661,587 1 £3,001,117 £1,982,625 £1,061,295 £929,875 1 £1,696,022 £1,329,825 £758,655 £475,035 2 £3,530,475 £2,404,809 £1,388,893 £1,263,297 2 £2,081,312 £1,693,960 £1,073,436 £773,962 25 Unit Scheme 3 £5,685,229 £4,464,585 £3,181,897 £2,706,750 400 Unit Scheme 3 £3,975,471 £3,553,227 £2,682,920 £2,278,155 4 £5,896,088 £4,834,370 £3,616,365 £2,904,857 4 £4,275,704 £3,842,142 £2,962,087 £2,519,265 5 £7,254,121 £5,971,165 £4,532,255 £3,794,229 5 £5,311,384 £4,827,955 £3,817,007 £3,325,835 cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and an 80:20 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £467,354 £542,152 £864,086 £923,268 £1,130,071 25 RLV /% 19.4% 21.5% 28.5% 29.6% 32.9% RLV per HA /£ £2,336,771 £2,710,761 £4,320,428 £4,616,339 £5,650,357
RLV /£ £467,678 £542,472 £864,406 £923,588 £1,130,391 5 Unit Scheme 30 RLV /% 19.5% 21.5% 28.5% 29.6% 32.9% RLV per HA /£ £2,806,065 £3,254,833 £5,186,434 £5,541,527 £6,782,348
RLV /£ £320,049 £375,846 £625,228 £671,259 £818,181 50 RLV /% 19.2% 21.5% 29.1% 30.3% 33.6% RLV per HA /£ £3,200,491 £3,758,458 £6,252,284 £6,712,590 £8,181,807
RLV /£ £768,042 £895,702 £1,435,770 £1,494,952 £1,825,339 25 RLV /% 20.0% 22.2% 29.3% 30.0% 33.3% RLV per HA /£ £1,920,106 £2,239,254 £3,589,425 £3,737,380 £4,563,349
RLV /£ £768,682 £896,342 £1,436,410 £1,495,592 £1,825,979 10 Unit Scheme 30 RLV /% 20.0% 22.2% 29.3% 30.0% 33.3% RLV per HA /£ £2,306,047 £2,689,025 £4,309,230 £4,486,776 £5,477,938
RLV /£ £349,764 £429,577 £924,752 £1,010,237 £1,236,111 50 RLV /% 14.7% 17.2% 28.2% 29.6% 32.9% RLV per HA /£ £1,748,821 £2,147,884 £4,623,760 £5,051,187 £6,180,554
RLV /£ £2,343,396 £2,736,122 £4,336,151 £4,559,297 £5,573,637 25 RLV /% 19.2% 21.3% 28.1% 28.9% 32.1% RLV per HA /£ £2,343,396 £2,736,122 £4,336,151 £4,559,297 £5,573,637
RLV /£ £2,344,996 £2,737,722 £4,337,751 £4,560,897 £5,575,237 25 Unit Scheme 30 RLV /% 19.2% 21.4% 28.1% 28.9% 32.1% RLV per HA /£ £2,813,996 £3,285,266 £5,205,301 £5,473,076 £6,690,284
RLV /£ £1,500,559 £1,765,237 £2,842,615 £2,948,044 £3,627,060 50 RLV /% 18.2% 20.4% 27.4% 27.9% 31.2% RLV per HA /£ £3,001,117 £3,530,475 £5,685,229 £5,896,088 £7,254,121
RLV /£ £3,262,603 £3,852,420 £6,334,199 £6,462,201 £7,972,745 25 RLV /% 17.0% 19.1% 26.0% 26.3% 29.5% RLV per HA /£ £1,631,301 £1,926,210 £3,167,100 £3,231,100 £3,986,372
RLV /£ £3,265,803 £3,855,620 £6,337,399 £6,465,401 £7,975,945 50 Unit Scheme 30 RLV /% 17.0% 19.2% 26.0% 26.3% 29.5% RLV per HA /£ £1,959,482 £2,313,372 £3,802,440 £3,879,241 £4,785,567
RLV /£ £2,084,964 £2,500,801 £4,945,877 £5,421,312 £6,594,368 50 RLV /% 15.4% 17.6% 27.0% 28.4% 31.4% RLV per HA /£ £2,084,964 £2,500,801 £4,945,877 £5,421,312 £6,594,368
RLV /£ £6,438,871 £7,648,874 £12,614,510 £13,050,926 £16,154,663 25 RLV /% 15.7% 17.8% 24.3% 24.8% 27.9% RLV per HA /£ £1,609,718 £1,912,219 £3,153,627 £3,262,731 £4,038,666
RLV /£ £6,445,271 £7,655,274 £12,620,910 £13,057,326 £16,161,063 100 Unit Scheme 30 RLV /% 15.7% 17.8% 24.4% 24.8% 28.0% RLV per HA /£ £1,933,581 £2,296,582 £3,786,273 £3,917,198 £4,848,319
RLV /£ £3,273,722 £4,015,873 £7,541,933 £8,318,370 £10,320,831 50 RLV /% 13.0% 15.2% 23.1% 24.5% 27.7% RLV per HA /£ £1,636,861 £2,007,937 £3,770,967 £4,159,185 £5,160,415
RLV /£ £21,431,080 £25,640,678 £44,657,776 £46,923,692 £57,970,444 25 RLV /% 15.0% 17.1% 24.4% 25.1% 28.2% RLV per HA /£ £1,339,442 £1,602,542 £2,791,111 £2,932,731 £3,623,153
RLV /£ £21,456,680 £25,666,278 £44,683,376 £46,949,292 £57,996,044 400 Unit Scheme 30 RLV /% 15.1% 17.2% 24.4% 25.1% 28.2% RLV per HA /£ £1,609,251 £1,924,971 £3,351,253 £3,521,197 £4,349,703
RLV /£ £13,568,174 £16,650,493 £31,803,768 £34,205,629 £42,491,071 50 RLV /% 13.0% 15.2% 23.3% 24.4% 27.5% RLV per HA /£ £1,696,022 £2,081,312 £3,975,471 £4,275,704 £5,311,384 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £264,972 £316,350 £516,694 £529,846 £659,193 25 RLV /% 17.4% 19.8% 27.0% 27.4% 31.0% RLV per HA /£ £1,324,862 £1,581,749 £2,583,471 £2,649,229 £3,295,967
RLV /£ £265,296 £316,673 £517,014 £530,166 £659,513 5 Unit Scheme 30 RLV /% 17.5% 19.8% 27.0% 27.4% 31.0% RLV per HA /£ £1,591,774 £1,900,039 £3,102,085 £3,180,995 £3,957,081
RLV /£ £161,220 £198,602 £411,985 £465,139 £567,195 50 RLV /% 14.2% 16.7% 27.1% 29.0% 32.2% RLV per HA /£ £1,612,197 £1,986,019 £4,119,845 £4,651,389 £5,671,950
RLV /£ £715,305 £845,819 £1,393,314 £1,488,903 £1,829,545 25 RLV /% 18.4% 20.7% 28.2% 29.3% 32.7% RLV per HA /£ £1,788,262 £2,114,548 £3,483,286 £3,722,256 £4,573,862
RLV /£ £715,945 £846,459 £1,393,954 £1,489,543 £1,830,185 10 Unit Scheme 30 RLV /% 18.4% 20.7% 28.2% 29.3% 32.7% RLV per HA /£ £2,147,835 £2,539,377 £4,181,863 £4,468,628 £5,490,554
RLV /£ £357,109 £436,541 £821,053 £880,235 £1,091,505 50 RLV /% 15.2% 17.7% 26.7% 27.9% 31.4% RLV per HA /£ £1,785,545 £2,182,706 £4,105,264 £4,401,175 £5,457,523
RLV /£ £1,554,053 £1,850,460 £3,052,329 £3,167,090 £3,926,297 25 RLV /% 17.1% 19.3% 26.5% 27.1% 30.5% RLV per HA /£ £1,554,053 £1,850,460 £3,052,329 £3,167,090 £3,926,297
RLV /£ £1,555,653 £1,852,060 £3,053,929 £3,168,690 £3,927,897 25 Unit Scheme 30 RLV /% 17.1% 19.4% 26.5% 27.1% 30.5% RLV per HA /£ £1,866,784 £2,222,472 £3,664,715 £3,802,428 £4,713,476
RLV /£ £991,312 £1,202,405 £2,232,293 £2,417,185 £2,985,582 50 RLV /% 15.3% 17.6% 26.3% 27.6% 31.0% RLV per HA /£ £1,982,625 £2,404,809 £4,464,585 £4,834,370 £5,971,165
RLV /£ £2,724,231 £3,286,660 £5,597,318 £5,938,656 £7,394,690 25 RLV /% 15.0% 17.3% 24.4% 25.3% 28.6% RLV per HA /£ £1,362,115 £1,643,330 £2,798,659 £2,969,328 £3,697,345
RLV /£ £2,727,431 £3,289,860 £5,600,518 £5,941,856 £7,397,890 50 Unit Scheme 30 RLV /% 15.1% 17.3% 24.4% 25.3% 28.7% RLV per HA /£ £1,636,458 £1,973,916 £3,360,311 £3,565,114 £4,438,734
RLV /£ £955,198 £1,259,081 £2,813,793 £3,274,211 £4,119,066 50 RLV /% 9.8% 12.3% 21.9% 24.0% 27.5% RLV per HA /£ £955,198 £1,259,081 £2,813,793 £3,274,211 £4,119,066
RLV /£ £5,011,288 £6,089,835 £10,606,305 £11,206,664 £14,001,949 25 RLV /% 13.9% 16.0% 23.1% 23.9% 27.1% RLV per HA /£ £1,252,822 £1,522,459 £2,651,576 £2,801,666 £3,500,487
RLV /£ £5,017,688 £6,096,235 £10,612,705 £11,213,064 £14,008,349 100 Unit Scheme 30 RLV /% 13.9% 16.1% 23.1% 23.9% 27.2% RLV per HA /£ £1,505,307 £1,828,870 £3,183,811 £3,363,919 £4,202,505
RLV /£ £3,039,213 £3,790,766 £7,517,327 £8,176,662 £10,206,524 50 RLV /% 12.1% 14.3% 22.8% 24.0% 27.2% RLV per HA /£ £1,519,606 £1,895,383 £3,758,664 £4,088,331 £5,103,262
RLV /£ £17,953,368 £21,914,440 £38,719,929 £40,661,101 £50,922,686 25 RLV /% 13.5% 15.7% 22.9% 23.6% 26.9% RLV per HA /£ £1,122,086 £1,369,652 £2,419,996 £2,541,319 £3,182,668
RLV /£ £17,978,968 £21,940,040 £38,745,529 £40,686,701 £50,948,286 400 Unit Scheme 30 RLV /% 13.5% 15.7% 22.9% 23.6% 26.9% RLV per HA /£ £1,348,423 £1,645,503 £2,905,915 £3,051,503 £3,821,121
RLV /£ £10,638,603 £13,551,678 £28,425,818 £30,737,137 £38,623,638 50 RLV /% 10.9% 13.2% 22.1% 23.2% 26.5% RLV per HA /£ £1,329,825 £1,693,960 £3,553,227 £3,842,142 £4,827,955 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £301,066 £365,854 £605,753 £625,480 £787,511 25 RLV /% 15.9% 18.4% 25.6% 26.1% 29.8% RLV per HA /£ £1,505,331 £1,829,269 £3,028,763 £3,127,400 £3,937,556
RLV /£ £301,390 £366,177 £606,073 £625,800 £787,831 5 Unit Scheme 30 RLV /% 15.9% 18.4% 25.6% 26.1% 29.8% RLV per HA /£ £1,808,338 £2,197,063 £3,636,435 £3,754,800 £4,726,987
RLV /£ £88,750 £122,472 £295,056 £334,922 £425,751 50 RLV /% 9.3% 12.2% 23.1% 25.1% 29.0% RLV per HA /£ £887,498 £1,224,716 £2,950,562 £3,349,220 £4,257,513
RLV /£ £663,912 £795,625 £1,291,959 £1,331,414 £1,663,670 25 RLV /% 17.1% 19.5% 26.7% 27.1% 30.8% RLV per HA /£ £1,659,780 £1,989,062 £3,229,897 £3,328,534 £4,159,174
RLV /£ £664,552 £796,265 £1,292,599 £1,332,054 £1,664,310 10 Unit Scheme 30 RLV /% 17.1% 19.5% 26.7% 27.2% 30.8% RLV per HA /£ £1,993,656 £2,388,794 £3,877,797 £3,996,161 £4,992,929
RLV /£ £328,787 £411,518 £779,577 £829,135 £1,044,565 50 RLV /% 13.6% 16.2% 25.1% 26.1% 29.8% RLV per HA /£ £1,643,936 £2,057,589 £3,897,887 £4,145,675 £5,222,824
RLV /£ £1,285,462 £1,575,053 £2,747,524 £2,836,783 £3,575,720 25 RLV /% 14.6% 17.0% 24.7% 25.2% 28.9% RLV per HA /£ £1,285,462 £1,575,053 £2,747,524 £2,836,783 £3,575,720
RLV /£ £1,287,062 £1,576,653 £2,749,124 £2,838,383 £3,577,320 25 Unit Scheme 30 RLV /% 14.6% 17.0% 24.7% 25.2% 28.9% RLV per HA /£ £1,544,474 £1,891,984 £3,298,949 £3,406,059 £4,292,784
RLV /£ £530,647 £694,446 £1,590,949 £1,808,183 £2,266,127 50 RLV /% 10.6% 13.3% 23.9% 25.9% 29.5% RLV per HA /£ £1,061,295 £1,388,893 £3,181,897 £3,616,365 £4,532,255
RLV /£ £2,606,077 £3,193,451 £5,426,074 £5,600,012 £7,083,474 25 RLV /% 13.9% 16.3% 23.2% 23.7% 27.2% RLV per HA /£ £1,303,039 £1,596,725 £2,713,037 £2,800,006 £3,541,737
RLV /£ £2,609,277 £3,196,651 £5,429,274 £5,603,212 £7,086,674 50 Unit Scheme 30 RLV /% 14.0% 16.3% 23.2% 23.7% 27.2% RLV per HA /£ £1,565,566 £1,917,991 £3,257,564 £3,361,927 £4,252,004
RLV /£ £985,283 £1,304,513 £3,053,382 £3,416,275 £4,302,872 50 RLV /% 9.7% 12.2% 22.5% 24.1% 27.6% RLV per HA /£ £985,283 £1,304,513 £3,053,382 £3,416,275 £4,302,872
RLV /£ £4,211,450 £5,245,224 £9,608,084 £10,205,303 £12,888,698 25 RLV /% 12.3% 14.6% 22.1% 22.9% 26.3% RLV per HA /£ £1,052,863 £1,311,306 £2,402,021 £2,551,326 £3,222,174
RLV /£ £4,217,850 £5,251,624 £9,614,484 £10,211,703 £12,895,098 100 Unit Scheme 30 RLV /% 12.3% 14.6% 22.1% 22.9% 26.3% RLV per HA /£ £1,265,355 £1,575,487 £2,884,345 £3,063,511 £3,868,529
RLV /£ £1,406,596 £1,981,072 £4,863,167 £5,584,619 £7,160,405 50 RLV /% 7.4% 9.9% 19.5% 21.3% 24.9% RLV per HA /£ £703,298 £990,536 £2,431,583 £2,792,310 £3,580,202
RLV /£ £14,707,266 £18,501,187 £33,970,887 £35,545,904 £45,278,120 25 RLV /% 11.7% 14.0% 21.4% 22.0% 25.5% RLV per HA /£ £919,204 £1,156,324 £2,123,180 £2,221,619 £2,829,883
RLV /£ £14,732,866 £18,526,787 £33,996,487 £35,571,504 £45,303,720 400 Unit Scheme 30 RLV /% 11.7% 14.0% 21.4% 22.0% 25.5% RLV per HA /£ £1,104,965 £1,389,509 £2,549,737 £2,667,863 £3,397,779
RLV /£ £6,069,243 £8,587,485 £21,463,356 £23,696,697 £30,536,060 50 RLV /% 7.3% 9.8% 19.5% 20.9% 24.4% RLV per HA /£ £758,655 £1,073,436 £2,682,920 £2,962,087 £3,817,007 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £243,412 £297,654 £523,514 £573,072 £724,716 25 RLV /% 14.3% 16.6% 24.5% 25.9% 29.8% RLV per HA /£ £1,217,062 £1,488,272 £2,617,570 £2,865,358 £3,623,580
RLV /£ £243,742 £297,978 £523,834 £573,392 £725,036 5 Unit Scheme 30 RLV /% 14.3% 16.6% 24.5% 25.9% 29.8% RLV per HA /£ £1,462,455 £1,787,866 £3,143,004 £3,440,350 £4,350,216
RLV /£ £29,627 £54,483 £158,221 £197,326 £258,358 50 RLV /% 4.3% 7.5% 17.9% 20.9% 24.9% RLV per HA /£ £296,274 £544,832 £1,582,205 £1,973,261 £2,583,579
RLV /£ £504,261 £622,417 £1,053,081 £1,125,415 £1,425,526 25 RLV /% 14.7% 17.2% 24.6% 25.7% 29.6% RLV per HA /£ £1,260,652 £1,556,041 £2,632,703 £2,813,537 £3,563,815
RLV /£ £504,901 £623,057 £1,053,721 £1,126,055 £1,426,166 10 Unit Scheme 30 RLV /% 14.7% 17.2% 24.6% 25.7% 29.6% RLV per HA /£ £1,514,702 £1,869,170 £3,161,163 £3,378,164 £4,278,498
RLV /£ £137,394 £198,117 £511,890 £581,175 £747,386 50 RLV /% 7.8% 10.8% 22.0% 23.9% 27.9% RLV per HA /£ £686,972 £990,585 £2,559,448 £2,905,873 £3,736,932
RLV /£ £1,020,436 £1,285,849 £2,277,687 £2,386,072 £3,057,279 25 RLV /% 12.8% 15.4% 22.9% 23.6% 27.5% RLV per HA /£ £1,020,436 £1,285,849 £2,277,687 £2,386,072 £3,057,279
RLV /£ £1,022,036 £1,287,449 £2,279,287 £2,387,672 £3,058,879 25 Unit Scheme 30 RLV /% 12.8% 15.4% 22.9% 23.6% 27.5% RLV per HA /£ £1,226,444 £1,544,939 £2,735,144 £2,865,206 £3,670,655
RLV /£ £464,937 £631,648 £1,353,375 £1,452,428 £1,897,115 50 RLV /% 9.0% 11.7% 20.7% 21.7% 25.7% RLV per HA /£ £929,875 £1,263,297 £2,706,750 £2,904,857 £3,794,229
RLV /£ £1,920,497 £2,443,831 £4,403,777 £4,580,541 £5,900,720 25 RLV /% 11.7% 14.2% 21.5% 22.0% 25.8% RLV per HA /£ £960,248 £1,221,915 £2,201,888 £2,290,270 £2,950,360
RLV /£ £1,923,697 £2,447,031 £4,406,977 £4,583,741 £5,903,920 50 Unit Scheme 30 RLV /% 11.7% 14.2% 21.5% 22.0% 25.8% RLV per HA /£ £1,154,218 £1,468,218 £2,644,186 £2,750,245 £3,542,352
RLV /£ £603,266 £906,014 £2,351,093 £2,650,651 £3,465,213 50 RLV /% 6.3% 9.1% 19.0% 20.6% 24.5% RLV per HA /£ £603,266 £906,014 £2,351,093 £2,650,651 £3,465,213
RLV /£ £3,399,214 £4,402,523 £8,375,606 £8,823,732 £11,387,257 25 RLV /% 10.4% 12.8% 20.3% 21.0% 24.6% RLV per HA /£ £849,803 £1,100,631 £2,093,901 £2,205,933 £2,846,814
RLV /£ £3,405,614 £4,408,923 £8,382,006 £8,830,132 £11,393,657 100 Unit Scheme 30 RLV /% 10.4% 12.8% 20.3% 21.0% 24.6% RLV per HA /£ £1,021,684 £1,322,677 £2,514,602 £2,649,040 £3,418,097
RLV /£ £1,365,824 £2,000,071 £5,115,762 £5,620,151 £7,323,174 50 RLV /% 6.6% 9.2% 18.9% 20.1% 23.8% RLV per HA /£ £682,912 £1,000,035 £2,557,881 £2,810,075 £3,661,587
RLV /£ £10,745,015 £14,276,518 £28,899,070 £30,322,280 £39,393,950 25 RLV /% 9.3% 11.8% 19.7% 20.4% 24.1% RLV per HA /£ £671,563 £892,282 £1,806,192 £1,895,143 £2,462,122
RLV /£ £10,770,615 £14,302,118 £28,924,670 £30,347,880 £39,419,550 400 Unit Scheme 30 RLV /% 9.3% 11.8% 19.8% 20.4% 24.1% RLV per HA /£ £807,796 £1,072,659 £2,169,350 £2,276,091 £2,956,466
RLV /£ £3,800,278 £6,191,698 £18,225,244 £20,154,120 £26,606,680 50 RLV /% 4.9% 7.5% 17.7% 19.0% 22.8% RLV per HA /£ £475,035 £773,962 £2,278,155 £2,519,265 £3,325,835 Appendix 10B: Notional sites based on floor areas - with biodiversity offset and a 66:34 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £550,476 £411,404 £243,672 £275,607 1 £3,337,767 £2,904,447 £2,423,426 £2,063,592 2 £640,316 £481,249 £289,561 £336,696 2 £3,933,171 £3,473,267 £2,958,769 £2,589,387 5 Unit Scheme 3 £1,008,056 £782,780 £527,055 £566,370 50 Unit Scheme 3 £6,267,372 £5,912,091 £5,135,989 £4,596,995 4 £1,086,966 £852,065 £583,189 £605,824 4 £6,444,136 £6,155,903 £5,385,897 £4,798,140 5 £1,321,979 £1,045,990 £719,247 £760,892 5 £7,956,611 £7,628,445 £6,761,244 £6,130,576 1 £1,006,907 £873,961 £537,185 £547,443 1 £6,359,431 £4,655,585 £3,579,422 £3,276,756 2 £1,170,549 £1,029,407 £650,402 £668,937 2 £7,549,274 £5,668,350 £4,472,534 £4,219,138 10 Unit Scheme 3 £1,835,770 £1,671,627 £1,080,681 £1,117,315 100 Unit Scheme 3 £12,556,513 £9,864,537 £8,442,817 £7,943,794 4 £1,944,510 £1,796,567 £1,120,135 £1,156,770 4 £13,136,166 £10,248,258 £9,002,190 £8,251,398 5 £2,368,588 £2,202,395 £1,406,648 £1,462,386 5 £16,215,533 £12,850,442 £11,344,705 £10,646,946 1 £1,784,447 £1,457,766 £1,281,363 £1,152,212 1 £23,416,299 £19,272,354 £15,761,222 £13,051,242 2 £2,091,111 £1,743,268 £1,565,508 £1,424,764 2 £27,829,290 £23,376,257 £19,634,571 £16,753,599 25 Unit Scheme 3 £3,344,989 £2,906,553 £2,829,069 £2,420,082 400 Unit Scheme 3 £46,911,528 £40,897,727 £35,558,987 £32,211,757 4 £3,504,379 £2,983,060 £3,007,586 £2,458,335 4 £48,969,802 £42,874,030 £37,128,575 £33,664,243 5 £4,295,381 £3,711,503 £3,752,963 £3,137,883 5 £60,432,859 £53,512,568 £47,073,013 £43,182,663
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £550,796 £411,727 £244,002 £275,930 1 £3,340,967 £2,907,647 £2,426,626 £2,066,792 2 £640,636 £481,569 £289,884 £337,020 2 £3,936,371 £3,476,467 £2,961,969 £2,592,587 5 Unit Scheme 3 £1,008,376 £783,100 £527,375 £566,690 50 Unit Scheme 3 £6,270,572 £5,915,291 £5,139,189 £4,600,195 4 £1,087,286 £852,385 £583,509 £606,144 4 £6,447,336 £6,159,103 £5,389,097 £4,801,340 5 £1,322,299 £1,046,310 £719,567 £761,212 5 £7,959,811 £7,631,645 £6,764,444 £6,133,776 1 £1,007,547 £874,601 £537,825 £548,083 1 £6,365,831 £4,661,985 £3,585,822 £3,283,156 2 £1,171,189 £1,030,047 £651,042 £669,577 2 £7,555,674 £5,674,750 £4,478,934 £4,225,538 10 Unit Scheme 3 £1,836,410 £1,672,267 £1,081,321 £1,117,955 100 Unit Scheme 3 £12,562,913 £9,870,937 £8,449,217 £7,950,194 4 £1,945,150 £1,797,207 £1,120,775 £1,157,410 4 £13,142,566 £10,254,658 £9,008,590 £8,257,798 5 £2,369,228 £2,203,035 £1,407,288 £1,463,026 5 £16,221,933 £12,856,842 £11,351,105 £10,653,346 1 £1,786,047 £1,459,366 £1,282,963 £1,153,812 1 £23,441,899 £19,297,954 £15,786,822 £13,076,842 2 £2,092,711 £1,744,868 £1,567,108 £1,426,364 2 £27,854,890 £23,401,857 £19,660,171 £16,779,199 25 Unit Scheme 3 £3,346,589 £2,908,153 £2,830,669 £2,421,682 400 Unit Scheme 3 £46,937,128 £40,923,327 £35,584,587 £32,237,357 4 £3,505,979 £2,984,660 £3,009,186 £2,459,935 4 £48,995,402 £42,899,630 £37,154,175 £33,689,843 5 £4,296,981 £3,713,103 £3,754,563 £3,139,483 5 £60,458,459 £53,538,168 £47,098,613 £43,208,263
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £320,049 £161,220 £220,843 £112,268 1 £1,871,454 £1,383,952 £1,028,404 £881,171 2 £375,846 £198,602 £265,928 £149,158 2 £2,269,282 £1,740,870 £1,356,861 £1,226,971 5 Unit Scheme 3 £625,228 £411,985 £482,585 £307,616 50 Unit Scheme 3 £4,163,162 £3,740,428 £2,913,989 £2,934,487 4 £671,259 £465,139 £494,289 £337,757 4 £4,507,769 £4,106,591 £3,231,389 £3,234,044 5 £818,181 £567,195 £621,141 £432,709 5 £5,574,390 £5,098,796 £4,113,708 £4,165,821 1 £382,011 £321,841 £314,217 £276,385 1 £3,156,550 £2,297,632 £2,426,720 £1,793,955 2 £462,773 £401,603 £394,172 £359,435 2 £3,895,463 £2,963,218 £3,155,220 £2,487,325 10 Unit Scheme 3 £904,876 £813,204 £799,333 £744,894 100 Unit Scheme 3 £7,970,890 £6,238,323 £6,829,179 £5,802,211 4 £996,937 £908,792 £851,940 £790,925 4 £8,703,201 £6,891,803 £7,435,819 £6,233,624 5 £1,220,180 £1,127,048 £1,065,549 £1,008,228 5 £10,749,343 £8,693,727 £9,405,228 £8,074,143 1 £1,213,363 £823,193 £863,672 £531,187 1 £12,901,274 £11,746,105 £8,998,075 £7,140,722 2 £1,450,573 £1,021,632 £1,070,962 £707,186 2 £15,864,169 £14,740,016 £11,881,424 £9,921,311 25 Unit Scheme 3 £2,619,758 £1,999,621 £2,069,308 £1,529,534 400 Unit Scheme 3 £31,102,004 £29,596,354 £25,861,207 £23,575,603 4 £2,779,148 £2,092,299 £2,200,240 £1,644,758 4 £33,823,179 £31,660,323 £27,692,250 £25,184,579 5 £3,414,527 £2,619,499 £2,751,708 £2,110,587 5 £41,895,793 £39,690,802 £35,373,858 £32,589,626 cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.3% 18.7% 16.4% 15.7% 1 17.3% 15.9% 14.2% 12.5% 2 22.5% 20.8% 18.6% 18.3% 2 19.4% 18.1% 16.6% 15.0% 5 Unit Scheme 3 29.4% 28.1% 27.4% 25.8% 50 Unit Scheme 3 25.8% 25.4% 23.9% 22.3% 4 30.6% 29.5% 29.0% 26.8% 4 26.2% 26.0% 24.6% 22.9% 5 33.9% 32.9% 32.6% 30.6% 5 29.4% 29.3% 28.1% 26.6% 1 20.4% 18.9% 16.1% 15.5% 1 15.8% 13.7% 12.1% 10.6% 2 22.6% 21.2% 18.6% 18.1% 2 17.9% 15.9% 14.4% 13.1% 10 Unit Scheme 3 29.5% 28.5% 25.9% 25.5% 100 Unit Scheme 3 24.6% 23.0% 22.3% 20.5% 4 30.4% 29.7% 26.5% 26.0% 4 25.2% 23.5% 23.2% 21.1% 5 33.7% 33.1% 30.3% 29.9% 5 28.3% 26.8% 26.6% 24.7% 1 18.7% 16.6% 14.8% 14.1% 1 15.7% 14.0% 12.3% 10.8% 2 20.9% 18.9% 17.3% 16.6% 2 17.8% 16.2% 14.6% 13.2% 25 Unit Scheme 3 27.8% 26.2% 25.6% 23.9% 400 Unit Scheme 3 24.6% 23.4% 21.9% 21.0% 4 28.5% 26.6% 26.5% 24.1% 4 25.2% 24.1% 22.5% 21.6% 5 31.8% 30.1% 30.1% 28.0% 5 28.3% 27.3% 26.0% 25.2%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.3% 18.7% 16.5% 15.7% 1 17.3% 15.9% 14.3% 12.5% 2 22.5% 20.8% 18.6% 18.3% 2 19.4% 18.1% 16.6% 15.0% 5 Unit Scheme 3 29.4% 28.1% 27.4% 25.8% 50 Unit Scheme 3 25.8% 25.4% 23.9% 22.3% 4 30.7% 29.5% 29.1% 26.9% 4 26.2% 26.0% 24.6% 22.9% 5 33.9% 32.9% 32.6% 30.7% 5 29.4% 29.3% 28.1% 26.6% 1 20.4% 18.9% 16.1% 15.5% 1 15.8% 13.8% 12.1% 10.7% 2 22.6% 21.2% 18.6% 18.1% 2 17.9% 15.9% 14.4% 13.1% 10 Unit Scheme 3 29.5% 28.5% 26.0% 25.5% 100 Unit Scheme 3 24.6% 23.0% 22.3% 20.6% 4 30.5% 29.7% 26.5% 26.0% 4 25.2% 23.5% 23.2% 21.1% 5 33.7% 33.1% 30.3% 29.9% 5 28.3% 26.8% 26.6% 24.7% 1 18.7% 16.6% 14.9% 14.1% 1 15.7% 14.0% 12.3% 10.8% 2 20.9% 18.9% 17.3% 16.6% 2 17.8% 16.2% 14.6% 13.2% 25 Unit Scheme 3 27.8% 26.2% 25.6% 23.9% 400 Unit Scheme 3 24.6% 23.4% 22.0% 21.0% 4 28.5% 26.6% 26.5% 24.1% 4 25.3% 24.1% 22.6% 21.6% 5 31.8% 30.1% 30.1% 28.0% 5 28.3% 27.3% 26.0% 25.2%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.2% 14.2% 15.3% 10.9% 1 14.5% 12.1% 9.9% 8.1% 2 21.5% 16.7% 17.5% 13.8% 2 16.7% 14.5% 12.4% 10.8% 5 Unit Scheme 3 29.1% 27.1% 26.2% 23.2% 50 Unit Scheme 3 24.8% 24.3% 21.5% 20.7% 4 30.3% 29.0% 26.5% 24.7% 4 26.0% 25.7% 23.0% 22.1% 5 33.6% 32.2% 30.2% 28.8% 5 29.2% 29.0% 26.6% 25.8% 1 15.8% 13.7% 13.5% 11.5% 1 12.6% 10.3% 10.1% 7.9% 2 18.3% 16.3% 16.1% 14.3% 2 14.8% 12.7% 12.5% 10.5% 10 Unit Scheme 3 28.0% 26.1% 26.0% 24.0% 100 Unit Scheme 3 23.9% 21.4% 21.6% 19.7% 4 29.6% 27.9% 27.0% 24.9% 4 25.1% 22.8% 22.8% 20.7% 5 32.9% 31.5% 30.7% 28.9% 5 28.2% 26.2% 26.2% 24.4% 1 16.5% 13.5% 13.7% 10.1% 1 12.9% 11.7% 9.4% 7.9% 2 18.7% 15.9% 16.2% 12.8% 2 15.1% 14.0% 11.9% 10.4% 25 Unit Scheme 3 27.2% 25.1% 25.3% 22.4% 400 Unit Scheme 3 23.6% 22.6% 20.8% 19.9% 4 28.1% 25.8% 26.2% 23.5% 4 24.8% 23.5% 21.8% 20.8% 5 31.4% 29.4% 29.8% 27.4% 5 27.9% 26.8% 25.3% 24.4% cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
40.0%
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,752,382 £2,057,020 £1,218,360 £1,378,033 1 £1,668,884 £1,452,223 £1,211,713 £1,031,796 2 £3,201,581 £2,406,243 £1,447,805 £1,683,482 2 £1,966,586 £1,736,633 £1,479,385 £1,294,694 5 Unit Scheme 3 £5,040,282 £3,913,901 £2,635,276 £2,831,848 50 Unit Scheme 3 £3,133,686 £2,956,045 £2,567,994 £2,298,497 4 £5,434,830 £4,260,326 £2,915,943 £3,029,122 4 £3,222,068 £3,077,952 £2,692,949 £2,399,070 5 £6,609,893 £5,229,952 £3,596,233 £3,804,461 5 £3,978,305 £3,814,223 £3,380,622 £3,065,288 1 £2,517,269 £2,184,901 £1,342,962 £1,368,608 1 £1,589,858 £1,163,896 £894,855 £819,189 2 £2,926,374 £2,573,517 £1,626,005 £1,672,342 2 £1,887,319 £1,417,087 £1,118,133 £1,054,785 10 Unit Scheme 3 £4,589,425 £4,179,068 £2,701,701 £2,793,287 100 Unit Scheme 3 £3,139,128 £2,466,134 £2,110,704 £1,985,948 4 £4,861,274 £4,491,418 £2,800,338 £2,891,924 4 £3,284,042 £2,562,064 £2,250,548 £2,062,850 5 £5,921,469 £5,505,988 £3,516,619 £3,655,965 5 £4,053,883 £3,212,610 £2,836,176 £2,661,736 1 £1,784,447 £1,457,766 £1,281,363 £1,152,212 1 £1,463,519 £1,204,522 £985,076 £815,703 2 £2,091,111 £1,743,268 £1,565,508 £1,424,764 2 £1,739,331 £1,461,016 £1,227,161 £1,047,100 25 Unit Scheme 3 £3,344,989 £2,906,553 £2,829,069 £2,420,082 400 Unit Scheme 3 £2,931,971 £2,556,108 £2,222,437 £2,013,235 4 £3,504,379 £2,983,060 £3,007,586 £2,458,335 4 £3,060,613 £2,679,627 £2,320,536 £2,104,015 5 £4,295,381 £3,711,503 £3,752,963 £3,137,883 5 £3,777,054 £3,344,536 £2,942,063 £2,698,916
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,304,779 £2,470,364 £1,464,012 £1,655,580 1 £2,004,580 £1,744,588 £1,455,975 £1,240,075 2 £3,843,818 £2,889,411 £1,739,306 £2,022,118 2 £2,361,823 £2,085,880 £1,777,181 £1,555,552 5 Unit Scheme 3 £6,050,259 £4,698,602 £3,164,251 £3,400,137 50 Unit Scheme 3 £3,762,343 £3,549,174 £3,083,513 £2,760,117 4 £6,523,716 £5,114,312 £3,501,051 £3,636,866 4 £3,868,402 £3,695,462 £3,233,458 £2,880,804 5 £7,933,792 £6,277,862 £4,317,399 £4,567,273 5 £4,775,886 £4,578,987 £4,058,667 £3,680,266 1 £3,022,642 £2,623,802 £1,613,475 £1,644,250 1 £1,909,749 £1,398,596 £1,075,747 £984,947 2 £3,513,568 £3,090,141 £1,953,126 £2,008,731 2 £2,266,702 £1,702,425 £1,343,680 £1,267,662 10 Unit Scheme 3 £5,509,230 £5,016,801 £3,243,962 £3,353,864 100 Unit Scheme 3 £3,768,874 £2,961,281 £2,534,765 £2,385,058 4 £5,835,449 £5,391,622 £3,362,326 £3,472,229 4 £3,942,770 £3,076,397 £2,702,577 £2,477,339 5 £7,107,683 £6,609,106 £4,221,863 £4,389,078 5 £4,866,580 £3,857,053 £3,405,331 £3,196,004 1 £2,143,256 £1,751,240 £1,539,556 £1,384,574 1 £1,758,142 £1,447,347 £1,184,012 £980,763 2 £2,511,253 £2,093,842 £1,880,530 £1,711,637 2 £2,089,117 £1,755,139 £1,474,513 £1,258,440 25 Unit Scheme 3 £4,015,907 £3,489,783 £3,396,802 £2,906,018 400 Unit Scheme 3 £3,520,285 £3,069,250 £2,668,844 £2,417,802 4 £4,207,175 £3,581,592 £3,611,023 £2,951,922 4 £3,674,655 £3,217,472 £2,786,563 £2,526,738 5 £5,156,377 £4,455,724 £4,505,476 £3,767,379 5 £4,534,384 £4,015,363 £3,532,396 £3,240,620
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,200,491 £1,612,197 £2,208,433 £1,122,681 1 £1,871,454 £1,383,952 £1,028,404 £881,171 2 £3,758,458 £1,986,019 £2,659,278 £1,491,576 2 £2,269,282 £1,740,870 £1,356,861 £1,226,971 5 Unit Scheme 3 £6,252,284 £4,119,845 £4,825,852 £3,076,163 50 Unit Scheme 3 £4,163,162 £3,740,428 £2,913,989 £2,934,487 4 £6,712,590 £4,651,389 £4,942,887 £3,377,573 4 £4,507,769 £4,106,591 £3,231,389 £3,234,044 5 £8,181,807 £5,671,950 £6,211,406 £4,327,090 5 £5,574,390 £5,098,796 £4,113,708 £4,165,821 1 £1,910,057 £1,609,205 £1,571,086 £1,381,926 1 £1,578,275 £1,148,816 £1,213,360 £896,978 2 £2,313,866 £2,008,014 £1,970,862 £1,797,176 2 £1,947,732 £1,481,609 £1,577,610 £1,243,663 10 Unit Scheme 3 £4,524,380 £4,066,020 £3,996,666 £3,724,470 100 Unit Scheme 3 £3,985,445 £3,119,161 £3,414,590 £2,901,105 4 £4,984,686 £4,543,961 £4,259,698 £3,954,623 4 £4,351,601 £3,445,901 £3,717,909 £3,116,812 5 £6,100,901 £5,635,238 £5,327,743 £5,041,139 5 £5,374,671 £4,346,863 £4,702,614 £4,037,072 1 £2,426,727 £1,646,385 £1,727,344 £1,062,374 1 £1,612,659 £1,468,263 £1,124,759 £892,590 2 £2,901,146 £2,043,264 £2,141,925 £1,414,373 2 £1,983,021 £1,842,502 £1,485,178 £1,240,164 25 Unit Scheme 3 £5,239,515 £3,999,243 £4,138,617 £3,059,068 400 Unit Scheme 3 £3,887,751 £3,699,544 £3,232,651 £2,946,950 4 £5,558,295 £4,184,599 £4,400,480 £3,289,517 4 £4,227,897 £3,957,540 £3,461,531 £3,148,072 5 £6,829,055 £5,238,997 £5,503,415 £4,221,174 5 £5,236,974 £4,961,350 £4,421,732 £4,073,703 cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with biodiversity offset and a 66:34 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £550,476 £640,316 £1,008,056 £1,086,966 £1,321,979 25 RLV /% 20.3% 22.5% 29.4% 30.6% 33.9% RLV per HA /£ £2,752,382 £3,201,581 £5,040,282 £5,434,830 £6,609,893
RLV /£ £550,796 £640,636 £1,008,376 £1,087,286 £1,322,299 5 Unit Scheme 30 RLV /% 20.3% 22.5% 29.4% 30.7% 33.9% RLV per HA /£ £3,304,779 £3,843,818 £6,050,259 £6,523,716 £7,933,792
RLV /£ £320,049 £375,846 £625,228 £671,259 £818,181 50 RLV /% 19.2% 21.5% 29.1% 30.3% 33.6% RLV per HA /£ £3,200,491 £3,758,458 £6,252,284 £6,712,590 £8,181,807
RLV /£ £1,006,907 £1,170,549 £1,835,770 £1,944,510 £2,368,588 25 RLV /% 20.4% 22.6% 29.5% 30.4% 33.7% RLV per HA /£ £2,517,269 £2,926,374 £4,589,425 £4,861,274 £5,921,469
RLV /£ £1,007,547 £1,171,189 £1,836,410 £1,945,150 £2,369,228 10 Unit Scheme 30 RLV /% 20.4% 22.6% 29.5% 30.5% 33.7% RLV per HA /£ £3,022,642 £3,513,568 £5,509,230 £5,835,449 £7,107,683
RLV /£ £382,011 £462,773 £904,876 £996,937 £1,220,180 50 RLV /% 15.8% 18.3% 28.0% 29.6% 32.9% RLV per HA /£ £1,910,057 £2,313,866 £4,524,380 £4,984,686 £6,100,901
RLV /£ £1,784,447 £2,091,111 £3,344,989 £3,504,379 £4,295,381 25 RLV /% 18.7% 20.9% 27.8% 28.5% 31.8% RLV per HA /£ £1,784,447 £2,091,111 £3,344,989 £3,504,379 £4,295,381
RLV /£ £1,786,047 £2,092,711 £3,346,589 £3,505,979 £4,296,981 25 Unit Scheme 30 RLV /% 18.7% 20.9% 27.8% 28.5% 31.8% RLV per HA /£ £2,143,256 £2,511,253 £4,015,907 £4,207,175 £5,156,377
RLV /£ £1,213,363 £1,450,573 £2,619,758 £2,779,148 £3,414,527 50 RLV /% 16.5% 18.7% 27.2% 28.1% 31.4% RLV per HA /£ £2,426,727 £2,901,146 £5,239,515 £5,558,295 £6,829,055
RLV /£ £3,337,767 £3,933,171 £6,267,372 £6,444,136 £7,956,611 25 RLV /% 17.3% 19.4% 25.8% 26.2% 29.4% RLV per HA /£ £1,668,884 £1,966,586 £3,133,686 £3,222,068 £3,978,305
RLV /£ £3,340,967 £3,936,371 £6,270,572 £6,447,336 £7,959,811 50 Unit Scheme 30 RLV /% 17.3% 19.4% 25.8% 26.2% 29.4% RLV per HA /£ £2,004,580 £2,361,823 £3,762,343 £3,868,402 £4,775,886
RLV /£ £1,871,454 £2,269,282 £4,163,162 £4,507,769 £5,574,390 50 RLV /% 14.5% 16.7% 24.8% 26.0% 29.2% RLV per HA /£ £1,871,454 £2,269,282 £4,163,162 £4,507,769 £5,574,390
RLV /£ £6,359,431 £7,549,274 £12,556,513 £13,136,166 £16,215,533 25 RLV /% 15.8% 17.9% 24.6% 25.2% 28.3% RLV per HA /£ £1,589,858 £1,887,319 £3,139,128 £3,284,042 £4,053,883
RLV /£ £6,365,831 £7,555,674 £12,562,913 £13,142,566 £16,221,933 100 Unit Scheme 30 RLV /% 15.8% 17.9% 24.6% 25.2% 28.3% RLV per HA /£ £1,909,749 £2,266,702 £3,768,874 £3,942,770 £4,866,580
RLV /£ £3,156,550 £3,895,463 £7,970,890 £8,703,201 £10,749,343 50 RLV /% 12.6% 14.8% 23.9% 25.1% 28.2% RLV per HA /£ £1,578,275 £1,947,732 £3,985,445 £4,351,601 £5,374,671
RLV /£ £23,416,299 £27,829,290 £46,911,528 £48,969,802 £60,432,859 25 RLV /% 15.7% 17.8% 24.6% 25.2% 28.3% RLV per HA /£ £1,463,519 £1,739,331 £2,931,971 £3,060,613 £3,777,054
RLV /£ £23,441,899 £27,854,890 £46,937,128 £48,995,402 £60,458,459 400 Unit Scheme 30 RLV /% 15.7% 17.8% 24.6% 25.3% 28.3% RLV per HA /£ £1,758,142 £2,089,117 £3,520,285 £3,674,655 £4,534,384
RLV /£ £12,901,274 £15,864,169 £31,102,004 £33,823,179 £41,895,793 50 RLV /% 12.9% 15.1% 23.6% 24.8% 27.9% RLV per HA /£ £1,612,659 £1,983,021 £3,887,751 £4,227,897 £5,236,974 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £411,404 £481,249 £782,780 £852,065 £1,045,990 25 RLV /% 18.7% 20.8% 28.1% 29.5% 32.9% RLV per HA /£ £2,057,020 £2,406,243 £3,913,901 £4,260,326 £5,229,952
RLV /£ £411,727 £481,569 £783,100 £852,385 £1,046,310 5 Unit Scheme 30 RLV /% 18.7% 20.8% 28.1% 29.5% 32.9% RLV per HA /£ £2,470,364 £2,889,411 £4,698,602 £5,114,312 £6,277,862
RLV /£ £161,220 £198,602 £411,985 £465,139 £567,195 50 RLV /% 14.2% 16.7% 27.1% 29.0% 32.2% RLV per HA /£ £1,612,197 £1,986,019 £4,119,845 £4,651,389 £5,671,950
RLV /£ £873,961 £1,029,407 £1,671,627 £1,796,567 £2,202,395 25 RLV /% 18.9% 21.2% 28.5% 29.7% 33.1% RLV per HA /£ £2,184,901 £2,573,517 £4,179,068 £4,491,418 £5,505,988
RLV /£ £874,601 £1,030,047 £1,672,267 £1,797,207 £2,203,035 10 Unit Scheme 30 RLV /% 18.9% 21.2% 28.5% 29.7% 33.1% RLV per HA /£ £2,623,802 £3,090,141 £5,016,801 £5,391,622 £6,609,106
RLV /£ £321,841 £401,603 £813,204 £908,792 £1,127,048 50 RLV /% 13.7% 16.3% 26.1% 27.9% 31.5% RLV per HA /£ £1,609,205 £2,008,014 £4,066,020 £4,543,961 £5,635,238
RLV /£ £1,457,766 £1,743,268 £2,906,553 £2,983,060 £3,711,503 25 RLV /% 16.6% 18.9% 26.2% 26.6% 30.1% RLV per HA /£ £1,457,766 £1,743,268 £2,906,553 £2,983,060 £3,711,503
RLV /£ £1,459,366 £1,744,868 £2,908,153 £2,984,660 £3,713,103 25 Unit Scheme 30 RLV /% 16.6% 18.9% 26.2% 26.6% 30.1% RLV per HA /£ £1,751,240 £2,093,842 £3,489,783 £3,581,592 £4,455,724
RLV /£ £823,193 £1,021,632 £1,999,621 £2,092,299 £2,619,499 50 RLV /% 13.5% 15.9% 25.1% 25.8% 29.4% RLV per HA /£ £1,646,385 £2,043,264 £3,999,243 £4,184,599 £5,238,997
RLV /£ £2,904,447 £3,473,267 £5,912,091 £6,155,903 £7,628,445 25 RLV /% 15.9% 18.1% 25.4% 26.0% 29.3% RLV per HA /£ £1,452,223 £1,736,633 £2,956,045 £3,077,952 £3,814,223
RLV /£ £2,907,647 £3,476,467 £5,915,291 £6,159,103 £7,631,645 50 Unit Scheme 30 RLV /% 15.9% 18.1% 25.4% 26.0% 29.3% RLV per HA /£ £1,744,588 £2,085,880 £3,549,174 £3,695,462 £4,578,987
RLV /£ £1,383,952 £1,740,870 £3,740,428 £4,106,591 £5,098,796 50 RLV /% 12.1% 14.5% 24.3% 25.7% 29.0% RLV per HA /£ £1,383,952 £1,740,870 £3,740,428 £4,106,591 £5,098,796
RLV /£ £4,655,585 £5,668,350 £9,864,537 £10,248,258 £12,850,442 25 RLV /% 13.7% 15.9% 23.0% 23.5% 26.8% RLV per HA /£ £1,163,896 £1,417,087 £2,466,134 £2,562,064 £3,212,610
RLV /£ £4,661,985 £5,674,750 £9,870,937 £10,254,658 £12,856,842 100 Unit Scheme 30 RLV /% 13.8% 15.9% 23.0% 23.5% 26.8% RLV per HA /£ £1,398,596 £1,702,425 £2,961,281 £3,076,397 £3,857,053
RLV /£ £2,297,632 £2,963,218 £6,238,323 £6,891,803 £8,693,727 50 RLV /% 10.3% 12.7% 21.4% 22.8% 26.2% RLV per HA /£ £1,148,816 £1,481,609 £3,119,161 £3,445,901 £4,346,863
RLV /£ £19,272,354 £23,376,257 £40,897,727 £42,874,030 £53,512,568 25 RLV /% 14.0% 16.2% 23.4% 24.1% 27.3% RLV per HA /£ £1,204,522 £1,461,016 £2,556,108 £2,679,627 £3,344,536
RLV /£ £19,297,954 £23,401,857 £40,923,327 £42,899,630 £53,538,168 400 Unit Scheme 30 RLV /% 14.0% 16.2% 23.4% 24.1% 27.3% RLV per HA /£ £1,447,347 £1,755,139 £3,069,250 £3,217,472 £4,015,363
RLV /£ £11,746,105 £14,740,016 £29,596,354 £31,660,323 £39,690,802 50 RLV /% 11.7% 14.0% 22.6% 23.5% 26.8% RLV per HA /£ £1,468,263 £1,842,502 £3,699,544 £3,957,540 £4,961,350 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £243,672 £289,561 £527,055 £583,189 £719,247 25 RLV /% 16.4% 18.6% 27.4% 29.0% 32.6% RLV per HA /£ £1,218,360 £1,447,805 £2,635,276 £2,915,943 £3,596,233
RLV /£ £244,002 £289,884 £527,375 £583,509 £719,567 5 Unit Scheme 30 RLV /% 16.5% 18.6% 27.4% 29.1% 32.6% RLV per HA /£ £1,464,012 £1,739,306 £3,164,251 £3,501,051 £4,317,399
RLV /£ £220,843 £265,928 £482,585 £494,289 £621,141 50 RLV /% 15.3% 17.5% 26.2% 26.5% 30.2% RLV per HA /£ £2,208,433 £2,659,278 £4,825,852 £4,942,887 £6,211,406
RLV /£ £537,185 £650,402 £1,080,681 £1,120,135 £1,406,648 25 RLV /% 16.1% 18.6% 25.9% 26.5% 30.3% RLV per HA /£ £1,342,962 £1,626,005 £2,701,701 £2,800,338 £3,516,619
RLV /£ £537,825 £651,042 £1,081,321 £1,120,775 £1,407,288 10 Unit Scheme 30 RLV /% 16.1% 18.6% 26.0% 26.5% 30.3% RLV per HA /£ £1,613,475 £1,953,126 £3,243,962 £3,362,326 £4,221,863
RLV /£ £314,217 £394,172 £799,333 £851,940 £1,065,549 50 RLV /% 13.5% 16.1% 26.0% 27.0% 30.7% RLV per HA /£ £1,571,086 £1,970,862 £3,996,666 £4,259,698 £5,327,743
RLV /£ £1,281,363 £1,565,508 £2,829,069 £3,007,586 £3,752,963 25 RLV /% 14.8% 17.3% 25.6% 26.5% 30.1% RLV per HA /£ £1,281,363 £1,565,508 £2,829,069 £3,007,586 £3,752,963
RLV /£ £1,282,963 £1,567,108 £2,830,669 £3,009,186 £3,754,563 25 Unit Scheme 30 RLV /% 14.9% 17.3% 25.6% 26.5% 30.1% RLV per HA /£ £1,539,556 £1,880,530 £3,396,802 £3,611,023 £4,505,476
RLV /£ £863,672 £1,070,962 £2,069,308 £2,200,240 £2,751,708 50 RLV /% 13.7% 16.2% 25.3% 26.2% 29.8% RLV per HA /£ £1,727,344 £2,141,925 £4,138,617 £4,400,480 £5,503,415
RLV /£ £2,423,426 £2,958,769 £5,135,989 £5,385,897 £6,761,244 25 RLV /% 14.2% 16.6% 23.9% 24.6% 28.1% RLV per HA /£ £1,211,713 £1,479,385 £2,567,994 £2,692,949 £3,380,622
RLV /£ £2,426,626 £2,961,969 £5,139,189 £5,389,097 £6,764,444 50 Unit Scheme 30 RLV /% 14.3% 16.6% 23.9% 24.6% 28.1% RLV per HA /£ £1,455,975 £1,777,181 £3,083,513 £3,233,458 £4,058,667
RLV /£ £1,028,404 £1,356,861 £2,913,989 £3,231,389 £4,113,708 50 RLV /% 9.9% 12.4% 21.5% 23.0% 26.6% RLV per HA /£ £1,028,404 £1,356,861 £2,913,989 £3,231,389 £4,113,708
RLV /£ £3,579,422 £4,472,534 £8,442,817 £9,002,190 £11,344,705 25 RLV /% 12.1% 14.4% 22.3% 23.2% 26.6% RLV per HA /£ £894,855 £1,118,133 £2,110,704 £2,250,548 £2,836,176
RLV /£ £3,585,822 £4,478,934 £8,449,217 £9,008,590 £11,351,105 100 Unit Scheme 30 RLV /% 12.1% 14.4% 22.3% 23.2% 26.6% RLV per HA /£ £1,075,747 £1,343,680 £2,534,765 £2,702,577 £3,405,331
RLV /£ £2,426,720 £3,155,220 £6,829,179 £7,435,819 £9,405,228 50 RLV /% 10.1% 12.5% 21.6% 22.8% 26.2% RLV per HA /£ £1,213,360 £1,577,610 £3,414,590 £3,717,909 £4,702,614
RLV /£ £15,761,222 £19,634,571 £35,558,987 £37,128,575 £47,073,013 25 RLV /% 12.3% 14.6% 21.9% 22.5% 26.0% RLV per HA /£ £985,076 £1,227,161 £2,222,437 £2,320,536 £2,942,063
RLV /£ £15,786,822 £19,660,171 £35,584,587 £37,154,175 £47,098,613 400 Unit Scheme 30 RLV /% 12.3% 14.6% 22.0% 22.6% 26.0% RLV per HA /£ £1,184,012 £1,474,513 £2,668,844 £2,786,563 £3,532,396
RLV /£ £8,998,075 £11,881,424 £25,861,207 £27,692,250 £35,373,858 50 RLV /% 9.4% 11.9% 20.8% 21.8% 25.3% RLV per HA /£ £1,124,759 £1,485,178 £3,232,651 £3,461,531 £4,421,732 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £275,607 £336,696 £566,370 £605,824 £760,892 25 RLV /% 15.7% 18.3% 25.8% 26.8% 30.6% RLV per HA /£ £1,378,033 £1,683,482 £2,831,848 £3,029,122 £3,804,461
RLV /£ £275,930 £337,020 £566,690 £606,144 £761,212 5 Unit Scheme 30 RLV /% 15.7% 18.3% 25.8% 26.9% 30.7% RLV per HA /£ £1,655,580 £2,022,118 £3,400,137 £3,636,866 £4,567,273
RLV /£ £112,268 £149,158 £307,616 £337,757 £432,709 50 RLV /% 10.9% 13.8% 23.2% 24.7% 28.8% RLV per HA /£ £1,122,681 £1,491,576 £3,076,163 £3,377,573 £4,327,090
RLV /£ £547,443 £668,937 £1,117,315 £1,156,770 £1,462,386 25 RLV /% 15.5% 18.1% 25.5% 26.0% 29.9% RLV per HA /£ £1,368,608 £1,672,342 £2,793,287 £2,891,924 £3,655,965
RLV /£ £548,083 £669,577 £1,117,955 £1,157,410 £1,463,026 10 Unit Scheme 30 RLV /% 15.5% 18.1% 25.5% 26.0% 29.9% RLV per HA /£ £1,644,250 £2,008,731 £3,353,864 £3,472,229 £4,389,078
RLV /£ £276,385 £359,435 £744,894 £790,925 £1,008,228 50 RLV /% 11.5% 14.3% 24.0% 24.9% 28.9% RLV per HA /£ £1,381,926 £1,797,176 £3,724,470 £3,954,623 £5,041,139
RLV /£ £1,152,212 £1,424,764 £2,420,082 £2,458,335 £3,137,883 25 RLV /% 14.1% 16.6% 23.9% 24.1% 28.0% RLV per HA /£ £1,152,212 £1,424,764 £2,420,082 £2,458,335 £3,137,883
RLV /£ £1,153,812 £1,426,364 £2,421,682 £2,459,935 £3,139,483 25 Unit Scheme 30 RLV /% 14.1% 16.6% 23.9% 24.1% 28.0% RLV per HA /£ £1,384,574 £1,711,637 £2,906,018 £2,951,922 £3,767,379
RLV /£ £531,187 £707,186 £1,529,534 £1,644,758 £2,110,587 50 RLV /% 10.1% 12.8% 22.4% 23.5% 27.4% RLV per HA /£ £1,062,374 £1,414,373 £3,059,068 £3,289,517 £4,221,174
RLV /£ £2,063,592 £2,589,387 £4,596,995 £4,798,140 £6,130,576 25 RLV /% 12.5% 15.0% 22.3% 22.9% 26.6% RLV per HA /£ £1,031,796 £1,294,694 £2,298,497 £2,399,070 £3,065,288
RLV /£ £2,066,792 £2,592,587 £4,600,195 £4,801,340 £6,133,776 50 Unit Scheme 30 RLV /% 12.5% 15.0% 22.3% 22.9% 26.6% RLV per HA /£ £1,240,075 £1,555,552 £2,760,117 £2,880,804 £3,680,266
RLV /£ £881,171 £1,226,971 £2,934,487 £3,234,044 £4,165,821 50 RLV /% 8.1% 10.8% 20.7% 22.1% 25.8% RLV per HA /£ £881,171 £1,226,971 £2,934,487 £3,234,044 £4,165,821
RLV /£ £3,276,756 £4,219,138 £7,943,794 £8,251,398 £10,646,946 25 RLV /% 10.6% 13.1% 20.5% 21.1% 24.7% RLV per HA /£ £819,189 £1,054,785 £1,985,948 £2,062,850 £2,661,736
RLV /£ £3,283,156 £4,225,538 £7,950,194 £8,257,798 £10,653,346 100 Unit Scheme 30 RLV /% 10.7% 13.1% 20.6% 21.1% 24.7% RLV per HA /£ £984,947 £1,267,662 £2,385,058 £2,477,339 £3,196,004
RLV /£ £1,793,955 £2,487,325 £5,802,211 £6,233,624 £8,074,143 50 RLV /% 7.9% 10.5% 19.7% 20.7% 24.4% RLV per HA /£ £896,978 £1,243,663 £2,901,105 £3,116,812 £4,037,072
RLV /£ £13,051,242 £16,753,599 £32,211,757 £33,664,243 £43,182,663 25 RLV /% 10.8% 13.2% 21.0% 21.6% 25.2% RLV per HA /£ £815,703 £1,047,100 £2,013,235 £2,104,015 £2,698,916
RLV /£ £13,076,842 £16,779,199 £32,237,357 £33,689,843 £43,208,263 400 Unit Scheme 30 RLV /% 10.8% 13.2% 21.0% 21.6% 25.2% RLV per HA /£ £980,763 £1,258,440 £2,417,802 £2,526,738 £3,240,620
RLV /£ £7,140,722 £9,921,311 £23,575,603 £25,184,579 £32,589,626 50 RLV /% 7.9% 10.4% 19.9% 20.8% 24.4% RLV per HA /£ £892,590 £1,240,164 £2,946,950 £3,148,072 £4,073,703 APPENDIX 11 Appendix 11A: Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £460,665 £258,283 £294,377 £236,586 1 £3,202,643 £2,664,271 £2,546,117 £1,860,537 2 £535,532 £309,661 £359,165 £290,965 2 £3,792,460 £3,226,700 £3,133,491 £2,383,871 5 Unit Scheme 3 £857,466 £510,074 £599,133 £516,894 50 Unit Scheme 3 £6,274,239 £5,537,358 £5,366,114 £4,343,817 4 £916,648 £523,226 £618,860 £566,452 4 £6,402,241 £5,878,696 £5,540,052 £4,520,581 5 £1,123,451 £652,573 £780,891 £718,096 5 £7,912,785 £7,334,730 £7,023,514 £5,840,760 1 £754,802 £702,065 £650,672 £491,021 1 £6,325,191 £4,897,608 £4,097,770 £3,285,534 2 £882,462 £832,579 £782,385 £609,177 2 £7,535,194 £5,976,155 £5,131,544 £4,288,843 10 Unit Scheme 3 £1,422,530 £1,380,074 £1,278,719 £1,039,841 100 Unit Scheme 3 £12,500,830 £10,492,625 £9,494,404 £8,261,926 4 £1,481,712 £1,475,663 £1,318,174 £1,112,175 4 £12,937,246 £11,092,984 £10,091,623 £8,710,052 5 £1,812,099 £1,816,305 £1,650,430 £1,412,286 5 £16,040,983 £13,888,269 £12,775,018 £11,273,577 1 £2,311,596 £1,522,253 £1,253,662 £988,636 1 £20,976,360 £17,498,648 £14,252,546 £10,290,295 2 £2,704,322 £1,818,660 £1,543,253 £1,254,049 2 £25,185,958 £21,459,720 £18,046,467 £13,821,798 25 Unit Scheme 3 £4,304,351 £3,020,529 £2,715,724 £2,245,887 400 Unit Scheme 3 £44,203,056 £38,265,209 £33,516,167 £28,444,350 4 £4,527,497 £3,135,290 £2,804,983 £2,354,272 4 £46,468,972 £40,206,381 £35,091,184 £29,867,560 5 £5,541,837 £3,894,497 £3,543,920 £3,025,479 5 £57,515,724 £50,467,966 £44,823,400 £38,939,230
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £460,665 £258,283 £294,377 £236,586 1 £3,202,643 £2,664,271 £2,546,117 £1,860,537 2 £535,532 £309,661 £359,165 £290,965 2 £3,792,460 £3,226,700 £3,133,491 £2,383,871 5 Unit Scheme 3 £857,466 £510,074 £599,133 £516,894 50 Unit Scheme 3 £6,274,239 £5,537,358 £5,366,114 £4,343,817 4 £916,648 £523,226 £618,860 £566,452 4 £6,402,241 £5,878,696 £5,540,052 £4,520,581 5 £1,123,451 £652,573 £780,891 £718,096 5 £7,912,785 £7,334,730 £7,023,514 £5,840,760 1 £754,802 £702,065 £650,672 £491,021 1 £6,325,191 £4,897,608 £4,097,770 £3,285,534 2 £882,462 £832,579 £782,385 £609,177 2 £7,535,194 £5,976,155 £5,131,544 £4,288,843 10 Unit Scheme 3 £1,422,530 £1,380,074 £1,278,719 £1,039,841 100 Unit Scheme 3 £12,500,830 £10,492,625 £9,494,404 £8,261,926 4 £1,481,712 £1,475,663 £1,318,174 £1,112,175 4 £12,937,246 £11,092,984 £10,091,623 £8,710,052 5 £1,812,099 £1,816,305 £1,650,430 £1,412,286 5 £16,040,983 £13,888,269 £12,775,018 £11,273,577 1 £2,311,596 £1,522,253 £1,253,662 £988,636 1 £20,976,360 £17,498,648 £14,252,546 £10,290,295 2 £2,704,322 £1,818,660 £1,543,253 £1,254,049 2 £25,185,958 £21,459,720 £18,046,467 £13,821,798 25 Unit Scheme 3 £4,304,351 £3,020,529 £2,715,724 £2,245,887 400 Unit Scheme 3 £44,203,056 £38,265,209 £33,516,167 £28,444,350 4 £4,527,497 £3,135,290 £2,804,983 £2,354,272 4 £46,468,972 £40,206,381 £35,091,184 £29,867,560 5 £5,541,837 £3,894,497 £3,543,920 £3,025,479 5 £57,515,724 £50,467,966 £44,823,400 £38,939,230
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £312,390 £153,324 £80,854 £21,732 1 £2,015,404 £885,638 £915,723 £533,706 2 £368,187 £190,785 £114,576 £46,587 2 £2,431,241 £1,189,521 £1,234,953 £836,454 5 Unit Scheme 3 £617,648 £404,326 £287,397 £150,325 50 Unit Scheme 3 £4,876,317 £2,744,233 £2,983,822 £2,281,533 4 £663,679 £457,480 £327,263 £189,509 4 £5,351,752 £3,204,651 £3,346,715 £2,581,091 5 £810,601 £559,615 £418,092 £250,699 5 £6,524,808 £4,049,506 £4,233,312 £3,395,653 1 £334,446 £341,791 £313,469 £121,603 1 £3,140,842 £2,906,333 £1,273,716 £1,232,944 2 £414,259 £421,223 £396,200 £182,483 2 £3,882,993 £3,657,886 £1,848,192 £1,867,191 10 Unit Scheme 3 £909,592 £805,893 £764,417 £496,730 100 Unit Scheme 3 £7,409,053 £7,384,447 £4,730,287 £4,982,882 4 £995,077 £865,075 £813,975 £566,015 4 £8,185,490 £8,043,782 £5,451,739 £5,487,271 5 £1,220,951 £1,076,345 £1,029,405 £732,226 5 £10,187,951 £10,073,644 £7,027,525 £7,190,294 1 £1,463,959 £954,712 £494,047 £427,956 1 £13,036,654 £10,107,083 £5,537,723 £3,268,758 2 £1,728,637 £1,165,805 £657,846 £595,048 2 £16,118,973 £13,020,158 £8,055,965 £5,660,178 25 Unit Scheme 3 £2,806,015 £2,195,693 £1,554,349 £1,316,775 400 Unit Scheme 3 £31,272,248 £27,894,298 £20,931,836 £17,693,724 4 £2,911,444 £2,380,585 £1,771,583 £1,415,828 4 £33,674,109 £30,205,617 £23,165,177 £19,622,600 5 £3,590,460 £2,948,982 £2,229,527 £1,860,515 5 £41,959,551 £38,092,118 £30,004,540 £26,075,160 cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.2% 17.0% 15.5% 13.9% 1 16.7% 14.7% 13.6% 11.3% 2 21.2% 19.4% 18.0% 16.2% 2 18.8% 17.0% 16.0% 13.8% 5 Unit Scheme 3 28.3% 26.6% 25.3% 24.2% 50 Unit Scheme 3 25.8% 24.2% 23.0% 21.2% 4 29.4% 27.0% 25.8% 25.6% 4 26.1% 25.0% 23.4% 21.7% 5 32.7% 30.7% 29.6% 29.5% 5 29.3% 28.4% 27.0% 25.5% 1 19.6% 18.0% 16.8% 14.3% 1 15.4% 13.6% 12.0% 10.0% 2 21.8% 20.4% 19.2% 16.9% 2 17.5% 15.7% 14.3% 12.4% 10 Unit Scheme 3 29.1% 27.9% 26.4% 24.3% 100 Unit Scheme 3 24.1% 22.9% 21.8% 20.0% 4 29.7% 29.0% 26.9% 25.4% 4 24.6% 23.7% 22.7% 20.7% 5 33.0% 32.5% 30.6% 29.3% 5 27.7% 26.9% 26.1% 24.4% 1 18.9% 16.7% 14.2% 12.4% 1 14.7% 13.2% 11.3% 8.9% 2 21.1% 19.0% 16.7% 15.0% 2 16.8% 15.4% 13.7% 11.4% 25 Unit Scheme 3 27.9% 26.2% 24.4% 22.6% 400 Unit Scheme 3 24.1% 22.7% 21.1% 19.4% 4 28.7% 26.8% 24.9% 23.3% 4 24.8% 23.4% 21.7% 20.1% 5 31.9% 30.3% 28.6% 27.2% 5 27.9% 26.6% 25.2% 23.8%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 19.2% 17.0% 15.5% 13.9% 1 16.7% 14.7% 13.6% 11.3% 2 21.2% 19.4% 18.0% 16.2% 2 18.8% 17.0% 16.0% 13.8% 5 Unit Scheme 3 28.3% 26.6% 25.3% 24.2% 50 Unit Scheme 3 25.8% 24.2% 23.0% 21.2% 4 29.4% 27.0% 25.8% 25.6% 4 26.1% 25.0% 23.4% 21.7% 5 32.7% 30.7% 29.6% 29.5% 5 29.3% 28.4% 27.0% 25.5% 1 19.6% 18.0% 16.8% 14.3% 1 15.4% 13.6% 12.0% 10.0% 2 21.8% 20.4% 19.2% 16.9% 2 17.5% 15.7% 14.3% 12.4% 10 Unit Scheme 3 29.1% 27.9% 26.4% 24.3% 100 Unit Scheme 3 24.1% 22.9% 21.8% 20.0% 4 29.7% 29.0% 26.9% 25.4% 4 24.6% 23.7% 22.7% 20.7% 5 33.0% 32.5% 30.6% 29.3% 5 27.7% 26.9% 26.1% 24.4% 1 18.9% 16.7% 14.2% 12.4% 1 14.7% 13.2% 11.3% 8.9% 2 21.1% 19.0% 16.7% 15.0% 2 16.8% 15.4% 13.7% 11.4% 25 Unit Scheme 3 27.9% 26.2% 24.4% 22.6% 400 Unit Scheme 3 24.1% 22.7% 21.1% 19.4% 4 28.7% 26.8% 24.9% 23.3% 4 24.8% 23.4% 21.7% 20.1% 5 31.9% 30.3% 28.6% 27.2% 5 27.9% 26.6% 25.2% 23.8%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 18.8% 13.5% 8.4% 3.1% 1 14.9% 9.1% 9.0% 5.6% 2 21.1% 16.0% 11.4% 6.4% 2 17.1% 11.6% 11.6% 8.4% 5 Unit Scheme 3 28.8% 26.6% 22.5% 17.0% 50 Unit Scheme 3 26.6% 21.3% 22.0% 18.5% 4 29.9% 28.5% 24.5% 20.1% 4 28.0% 23.5% 23.7% 20.1% 5 33.2% 31.7% 28.5% 24.2% 5 31.1% 27.0% 27.2% 24.0% 1 14.0% 14.6% 13.0% 6.9% 1 12.5% 11.5% 6.7% 5.9% 2 16.5% 17.1% 15.6% 9.9% 2 14.7% 13.8% 9.3% 8.6% 10 Unit Scheme 3 27.7% 26.2% 24.6% 21.3% 100 Unit Scheme 3 22.7% 22.4% 19.0% 18.4% 4 29.2% 27.4% 25.6% 23.3% 4 24.1% 23.6% 20.8% 19.6% 5 32.5% 31.0% 29.4% 27.4% 5 27.3% 26.9% 24.4% 23.4% 1 17.8% 14.7% 9.9% 8.3% 1 12.5% 10.3% 6.6% 4.2% 2 20.0% 17.1% 12.6% 11.0% 2 14.7% 12.7% 9.2% 6.9% 25 Unit Scheme 3 27.0% 25.9% 23.4% 20.1% 400 Unit Scheme 3 23.0% 21.7% 19.1% 17.2% 4 27.6% 27.2% 25.3% 21.1% 4 24.0% 22.8% 20.4% 18.5% 5 30.9% 30.6% 29.0% 25.2% 5 27.2% 26.2% 24.0% 22.4% cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,303,326 £1,291,417 £1,471,887 £1,182,928 1 £1,601,321 £1,332,135 £1,273,059 £930,268 2 £2,677,661 £1,548,304 £1,795,824 £1,454,827 2 £1,896,230 £1,613,350 £1,566,745 £1,191,935 5 Unit Scheme 3 £4,287,328 £2,550,371 £2,995,663 £2,584,470 50 Unit Scheme 3 £3,137,120 £2,768,679 £2,683,057 £2,171,908 4 £4,583,239 £2,616,129 £3,094,300 £2,832,258 4 £3,201,120 £2,939,348 £2,770,026 £2,260,290 5 £5,617,257 £3,262,867 £3,904,456 £3,590,480 5 £3,956,392 £3,667,365 £3,511,757 £2,920,380 1 £1,887,006 £1,755,162 £1,626,680 £1,227,552 1 £1,581,298 £1,224,402 £1,024,443 £821,383 2 £2,206,154 £2,081,448 £1,955,962 £1,522,941 2 £1,883,799 £1,494,039 £1,282,886 £1,072,211 10 Unit Scheme 3 £3,556,325 £3,450,186 £3,196,797 £2,599,603 100 Unit Scheme 3 £3,125,207 £2,623,156 £2,373,601 £2,065,481 4 £3,704,280 £3,689,156 £3,295,434 £2,780,437 4 £3,234,311 £2,773,246 £2,522,906 £2,177,513 5 £4,530,249 £4,540,762 £4,126,074 £3,530,715 5 £4,010,246 £3,472,067 £3,193,754 £2,818,394 1 £2,311,596 £1,522,253 £1,253,662 £988,636 1 £1,311,022 £1,093,666 £890,784 £643,143 2 £2,704,322 £1,818,660 £1,543,253 £1,254,049 2 £1,574,122 £1,341,232 £1,127,904 £863,862 25 Unit Scheme 3 £4,304,351 £3,020,529 £2,715,724 £2,245,887 400 Unit Scheme 3 £2,762,691 £2,391,576 £2,094,760 £1,777,772 4 £4,527,497 £3,135,290 £2,804,983 £2,354,272 4 £2,904,311 £2,512,899 £2,193,199 £1,866,723 5 £5,541,837 £3,894,497 £3,543,920 £3,025,479 5 £3,594,733 £3,154,248 £2,801,463 £2,433,702
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,763,992 £1,549,700 £1,766,264 £1,419,514 1 £1,921,586 £1,598,562 £1,527,670 £1,116,322 2 £3,213,193 £1,857,965 £2,154,989 £1,745,792 2 £2,275,476 £1,936,020 £1,880,095 £1,430,322 5 Unit Scheme 3 £5,144,794 £3,060,445 £3,594,795 £3,101,364 50 Unit Scheme 3 £3,764,544 £3,322,415 £3,219,668 £2,606,290 4 £5,499,887 £3,139,355 £3,713,160 £3,398,710 4 £3,841,345 £3,527,218 £3,324,031 £2,712,349 5 £6,740,708 £3,915,441 £4,685,347 £4,308,576 5 £4,747,671 £4,400,838 £4,214,108 £3,504,456 1 £2,264,407 £2,106,195 £1,952,016 £1,473,062 1 £1,897,557 £1,469,283 £1,229,331 £985,660 2 £2,647,385 £2,497,737 £2,347,154 £1,827,530 2 £2,260,558 £1,792,846 £1,539,463 £1,286,653 10 Unit Scheme 3 £4,267,590 £4,140,223 £3,836,157 £3,119,523 100 Unit Scheme 3 £3,750,249 £3,147,787 £2,848,321 £2,478,578 4 £4,445,136 £4,426,988 £3,954,521 £3,336,524 4 £3,881,174 £3,327,895 £3,027,487 £2,613,016 5 £5,436,298 £5,448,914 £4,951,289 £4,236,858 5 £4,812,295 £4,166,481 £3,832,505 £3,382,073 1 £2,773,916 £1,826,704 £1,504,394 £1,186,364 1 £1,573,227 £1,312,399 £1,068,941 £771,772 2 £3,245,186 £2,182,392 £1,851,904 £1,504,859 2 £1,888,947 £1,609,479 £1,353,485 £1,036,635 25 Unit Scheme 3 £5,165,221 £3,624,635 £3,258,869 £2,695,064 400 Unit Scheme 3 £3,315,229 £2,869,891 £2,513,713 £2,133,326 4 £5,432,996 £3,762,348 £3,365,979 £2,825,126 4 £3,485,173 £3,015,479 £2,631,839 £2,240,067 5 £6,650,204 £4,673,396 £4,252,704 £3,630,575 5 £4,313,679 £3,785,097 £3,361,755 £2,920,442
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,123,902 £1,533,239 £808,540 £217,315 1 £2,015,404 £885,638 £915,723 £533,706 2 £3,681,869 £1,907,850 £1,145,758 £465,874 2 £2,431,241 £1,189,521 £1,234,953 £836,454 5 Unit Scheme 3 £6,176,484 £4,043,255 £2,873,973 £1,503,247 50 Unit Scheme 3 £4,876,317 £2,744,233 £2,983,822 £2,281,533 4 £6,636,790 £4,574,799 £3,272,630 £1,895,092 4 £5,351,752 £3,204,651 £3,346,715 £2,581,091 5 £8,106,007 £5,596,150 £4,180,923 £2,506,989 5 £6,524,808 £4,049,506 £4,233,312 £3,395,653 1 £1,672,232 £1,708,955 £1,567,346 £608,014 1 £1,570,421 £1,453,166 £636,858 £616,472 2 £2,071,294 £2,106,116 £1,981,000 £912,416 2 £1,941,497 £1,828,943 £924,096 £933,595 10 Unit Scheme 3 £4,547,960 £4,029,464 £3,822,087 £2,483,648 100 Unit Scheme 3 £3,704,527 £3,692,224 £2,365,143 £2,491,441 4 £4,975,387 £4,325,375 £4,069,875 £2,830,073 4 £4,092,745 £4,021,891 £2,725,870 £2,743,635 5 £6,104,754 £5,381,723 £5,147,024 £3,661,132 5 £5,093,975 £5,036,822 £3,513,762 £3,595,147 1 £2,927,917 £1,909,425 £988,095 £855,912 1 £1,629,582 £1,263,385 £692,215 £408,595 2 £3,457,275 £2,331,609 £1,315,693 £1,190,097 2 £2,014,872 £1,627,520 £1,006,996 £707,522 25 Unit Scheme 3 £5,612,029 £4,391,385 £3,108,697 £2,633,550 400 Unit Scheme 3 £3,909,031 £3,486,787 £2,616,480 £2,211,715 4 £5,822,888 £4,761,170 £3,543,165 £2,831,657 4 £4,209,264 £3,775,702 £2,895,647 £2,452,825 5 £7,180,921 £5,897,965 £4,459,055 £3,721,029 5 £5,244,944 £4,761,515 £3,750,567 £3,259,395 cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and with an 80:20 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £460,665 £535,532 £857,466 £916,648 £1,123,451 25 RLV /% 19.2% 21.2% 28.3% 29.4% 32.7% RLV per HA /£ £2,303,326 £2,677,661 £4,287,328 £4,583,239 £5,617,257
RLV /£ £460,665 £535,532 £857,466 £916,648 £1,123,451 5 Unit Scheme 30 RLV /% 19.2% 21.2% 28.3% 29.4% 32.7% RLV per HA /£ £2,763,992 £3,213,193 £5,144,794 £5,499,887 £6,740,708
RLV /£ £312,390 £368,187 £617,648 £663,679 £810,601 50 RLV /% 18.8% 21.1% 28.8% 29.9% 33.2% RLV per HA /£ £3,123,902 £3,681,869 £6,176,484 £6,636,790 £8,106,007
RLV /£ £754,802 £882,462 £1,422,530 £1,481,712 £1,812,099 25 RLV /% 19.6% 21.8% 29.1% 29.7% 33.0% RLV per HA /£ £1,887,006 £2,206,154 £3,556,325 £3,704,280 £4,530,249
RLV /£ £754,802 £882,462 £1,422,530 £1,481,712 £1,812,099 10 Unit Scheme 30 RLV /% 19.6% 21.8% 29.1% 29.7% 33.0% RLV per HA /£ £2,264,407 £2,647,385 £4,267,590 £4,445,136 £5,436,298
RLV /£ £334,446 £414,259 £909,592 £995,077 £1,220,951 50 RLV /% 14.0% 16.5% 27.7% 29.2% 32.5% RLV per HA /£ £1,672,232 £2,071,294 £4,547,960 £4,975,387 £6,104,754
RLV /£ £2,311,596 £2,704,322 £4,304,351 £4,527,497 £5,541,837 25 RLV /% 18.9% 21.1% 27.9% 28.7% 31.9% RLV per HA /£ £2,311,596 £2,704,322 £4,304,351 £4,527,497 £5,541,837
RLV /£ £2,311,596 £2,704,322 £4,304,351 £4,527,497 £5,541,837 25 Unit Scheme 30 RLV /% 18.9% 21.1% 27.9% 28.7% 31.9% RLV per HA /£ £2,773,916 £3,245,186 £5,165,221 £5,432,996 £6,650,204
RLV /£ £1,463,959 £1,728,637 £2,806,015 £2,911,444 £3,590,460 50 RLV /% 17.8% 20.0% 27.0% 27.6% 30.9% RLV per HA /£ £2,927,917 £3,457,275 £5,612,029 £5,822,888 £7,180,921
RLV /£ £3,202,643 £3,792,460 £6,274,239 £6,402,241 £7,912,785 25 RLV /% 16.7% 18.8% 25.8% 26.1% 29.3% RLV per HA /£ £1,601,321 £1,896,230 £3,137,120 £3,201,120 £3,956,392
RLV /£ £3,202,643 £3,792,460 £6,274,239 £6,402,241 £7,912,785 50 Unit Scheme 30 RLV /% 16.7% 18.8% 25.8% 26.1% 29.3% RLV per HA /£ £1,921,586 £2,275,476 £3,764,544 £3,841,345 £4,747,671
RLV /£ £2,015,404 £2,431,241 £4,876,317 £5,351,752 £6,524,808 50 RLV /% 14.9% 17.1% 26.6% 28.0% 31.1% RLV per HA /£ £2,015,404 £2,431,241 £4,876,317 £5,351,752 £6,524,808
RLV /£ £6,325,191 £7,535,194 £12,500,830 £12,937,246 £16,040,983 25 RLV /% 15.4% 17.5% 24.1% 24.6% 27.7% RLV per HA /£ £1,581,298 £1,883,799 £3,125,207 £3,234,311 £4,010,246
RLV /£ £6,325,191 £7,535,194 £12,500,830 £12,937,246 £16,040,983 100 Unit Scheme 30 RLV /% 15.4% 17.5% 24.1% 24.6% 27.7% RLV per HA /£ £1,897,557 £2,260,558 £3,750,249 £3,881,174 £4,812,295
RLV /£ £3,140,842 £3,882,993 £7,409,053 £8,185,490 £10,187,951 50 RLV /% 12.5% 14.7% 22.7% 24.1% 27.3% RLV per HA /£ £1,570,421 £1,941,497 £3,704,527 £4,092,745 £5,093,975
RLV /£ £20,976,360 £25,185,958 £44,203,056 £46,468,972 £57,515,724 25 RLV /% 14.7% 16.8% 24.1% 24.8% 27.9% RLV per HA /£ £1,311,022 £1,574,122 £2,762,691 £2,904,311 £3,594,733
RLV /£ £20,976,360 £25,185,958 £44,203,056 £46,468,972 £57,515,724 400 Unit Scheme 30 RLV /% 14.7% 16.8% 24.1% 24.8% 27.9% RLV per HA /£ £1,573,227 £1,888,947 £3,315,229 £3,485,173 £4,313,679
RLV /£ £13,036,654 £16,118,973 £31,272,248 £33,674,109 £41,959,551 50 RLV /% 12.5% 14.7% 23.0% 24.0% 27.2% RLV per HA /£ £1,629,582 £2,014,872 £3,909,031 £4,209,264 £5,244,944 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £258,283 £309,661 £510,074 £523,226 £652,573 25 RLV /% 17.0% 19.4% 26.6% 27.0% 30.7% RLV per HA /£ £1,291,417 £1,548,304 £2,550,371 £2,616,129 £3,262,867
RLV /£ £258,283 £309,661 £510,074 £523,226 £652,573 5 Unit Scheme 30 RLV /% 17.0% 19.4% 26.6% 27.0% 30.7% RLV per HA /£ £1,549,700 £1,857,965 £3,060,445 £3,139,355 £3,915,441
RLV /£ £153,324 £190,785 £404,326 £457,480 £559,615 50 RLV /% 13.5% 16.0% 26.6% 28.5% 31.7% RLV per HA /£ £1,533,239 £1,907,850 £4,043,255 £4,574,799 £5,596,150
RLV /£ £702,065 £832,579 £1,380,074 £1,475,663 £1,816,305 25 RLV /% 18.0% 20.4% 27.9% 29.0% 32.5% RLV per HA /£ £1,755,162 £2,081,448 £3,450,186 £3,689,156 £4,540,762
RLV /£ £702,065 £832,579 £1,380,074 £1,475,663 £1,816,305 10 Unit Scheme 30 RLV /% 18.0% 20.4% 27.9% 29.0% 32.5% RLV per HA /£ £2,106,195 £2,497,737 £4,140,223 £4,426,988 £5,448,914
RLV /£ £341,791 £421,223 £805,893 £865,075 £1,076,345 50 RLV /% 14.6% 17.1% 26.2% 27.4% 31.0% RLV per HA /£ £1,708,955 £2,106,116 £4,029,464 £4,325,375 £5,381,723
RLV /£ £1,522,253 £1,818,660 £3,020,529 £3,135,290 £3,894,497 25 RLV /% 16.7% 19.0% 26.2% 26.8% 30.3% RLV per HA /£ £1,522,253 £1,818,660 £3,020,529 £3,135,290 £3,894,497
RLV /£ £1,522,253 £1,818,660 £3,020,529 £3,135,290 £3,894,497 25 Unit Scheme 30 RLV /% 16.7% 19.0% 26.2% 26.8% 30.3% RLV per HA /£ £1,826,704 £2,182,392 £3,624,635 £3,762,348 £4,673,396
RLV /£ £954,712 £1,165,805 £2,195,693 £2,380,585 £2,948,982 50 RLV /% 14.7% 17.1% 25.9% 27.2% 30.6% RLV per HA /£ £1,909,425 £2,331,609 £4,391,385 £4,761,170 £5,897,965
RLV /£ £2,664,271 £3,226,700 £5,537,358 £5,878,696 £7,334,730 25 RLV /% 14.7% 17.0% 24.2% 25.0% 28.4% RLV per HA /£ £1,332,135 £1,613,350 £2,768,679 £2,939,348 £3,667,365
RLV /£ £2,664,271 £3,226,700 £5,537,358 £5,878,696 £7,334,730 50 Unit Scheme 30 RLV /% 14.7% 17.0% 24.2% 25.0% 28.4% RLV per HA /£ £1,598,562 £1,936,020 £3,322,415 £3,527,218 £4,400,838
RLV /£ £885,638 £1,189,521 £2,744,233 £3,204,651 £4,049,506 50 RLV /% 9.1% 11.6% 21.3% 23.5% 27.0% RLV per HA /£ £885,638 £1,189,521 £2,744,233 £3,204,651 £4,049,506
RLV /£ £4,897,608 £5,976,155 £10,492,625 £11,092,984 £13,888,269 25 RLV /% 13.6% 15.7% 22.9% 23.7% 26.9% RLV per HA /£ £1,224,402 £1,494,039 £2,623,156 £2,773,246 £3,472,067
RLV /£ £4,897,608 £5,976,155 £10,492,625 £11,092,984 £13,888,269 100 Unit Scheme 30 RLV /% 13.6% 15.7% 22.9% 23.7% 26.9% RLV per HA /£ £1,469,283 £1,792,846 £3,147,787 £3,327,895 £4,166,481
RLV /£ £2,906,333 £3,657,886 £7,384,447 £8,043,782 £10,073,644 50 RLV /% 11.5% 13.8% 22.4% 23.6% 26.9% RLV per HA /£ £1,453,166 £1,828,943 £3,692,224 £4,021,891 £5,036,822
RLV /£ £17,498,648 £21,459,720 £38,265,209 £40,206,381 £50,467,966 25 RLV /% 13.2% 15.4% 22.7% 23.4% 26.6% RLV per HA /£ £1,093,666 £1,341,232 £2,391,576 £2,512,899 £3,154,248
RLV /£ £17,498,648 £21,459,720 £38,265,209 £40,206,381 £50,467,966 400 Unit Scheme 30 RLV /% 13.2% 15.4% 22.7% 23.4% 26.6% RLV per HA /£ £1,312,399 £1,609,479 £2,869,891 £3,015,479 £3,785,097
RLV /£ £10,107,083 £13,020,158 £27,894,298 £30,205,617 £38,092,118 50 RLV /% 10.3% 12.7% 21.7% 22.8% 26.2% RLV per HA /£ £1,263,385 £1,627,520 £3,486,787 £3,775,702 £4,761,515 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £294,377 £359,165 £599,133 £618,860 £780,891 25 RLV /% 15.5% 18.0% 25.3% 25.8% 29.6% RLV per HA /£ £1,471,887 £1,795,824 £2,995,663 £3,094,300 £3,904,456
RLV /£ £294,377 £359,165 £599,133 £618,860 £780,891 5 Unit Scheme 30 RLV /% 15.5% 18.0% 25.3% 25.8% 29.6% RLV per HA /£ £1,766,264 £2,154,989 £3,594,795 £3,713,160 £4,685,347
RLV /£ £80,854 £114,576 £287,397 £327,263 £418,092 50 RLV /% 8.4% 11.4% 22.5% 24.5% 28.5% RLV per HA /£ £808,540 £1,145,758 £2,873,973 £3,272,630 £4,180,923
RLV /£ £650,672 £782,385 £1,278,719 £1,318,174 £1,650,430 25 RLV /% 16.8% 19.2% 26.4% 26.9% 30.6% RLV per HA /£ £1,626,680 £1,955,962 £3,196,797 £3,295,434 £4,126,074
RLV /£ £650,672 £782,385 £1,278,719 £1,318,174 £1,650,430 10 Unit Scheme 30 RLV /% 16.8% 19.2% 26.4% 26.9% 30.6% RLV per HA /£ £1,952,016 £2,347,154 £3,836,157 £3,954,521 £4,951,289
RLV /£ £313,469 £396,200 £764,417 £813,975 £1,029,405 50 RLV /% 13.0% 15.6% 24.6% 25.6% 29.4% RLV per HA /£ £1,567,346 £1,981,000 £3,822,087 £4,069,875 £5,147,024
RLV /£ £1,253,662 £1,543,253 £2,715,724 £2,804,983 £3,543,920 25 RLV /% 14.2% 16.7% 24.4% 24.9% 28.6% RLV per HA /£ £1,253,662 £1,543,253 £2,715,724 £2,804,983 £3,543,920
RLV /£ £1,253,662 £1,543,253 £2,715,724 £2,804,983 £3,543,920 25 Unit Scheme 30 RLV /% 14.2% 16.7% 24.4% 24.9% 28.6% RLV per HA /£ £1,504,394 £1,851,904 £3,258,869 £3,365,979 £4,252,704
RLV /£ £494,047 £657,846 £1,554,349 £1,771,583 £2,229,527 50 RLV /% 9.9% 12.6% 23.4% 25.3% 29.0% RLV per HA /£ £988,095 £1,315,693 £3,108,697 £3,543,165 £4,459,055
RLV /£ £2,546,117 £3,133,491 £5,366,114 £5,540,052 £7,023,514 25 RLV /% 13.6% 16.0% 23.0% 23.4% 27.0% RLV per HA /£ £1,273,059 £1,566,745 £2,683,057 £2,770,026 £3,511,757
RLV /£ £2,546,117 £3,133,491 £5,366,114 £5,540,052 £7,023,514 50 Unit Scheme 30 RLV /% 13.6% 16.0% 23.0% 23.4% 27.0% RLV per HA /£ £1,527,670 £1,880,095 £3,219,668 £3,324,031 £4,214,108
RLV /£ £915,723 £1,234,953 £2,983,822 £3,346,715 £4,233,312 50 RLV /% 9.0% 11.6% 22.0% 23.7% 27.2% RLV per HA /£ £915,723 £1,234,953 £2,983,822 £3,346,715 £4,233,312
RLV /£ £4,097,770 £5,131,544 £9,494,404 £10,091,623 £12,775,018 25 RLV /% 12.0% 14.3% 21.8% 22.7% 26.1% RLV per HA /£ £1,024,443 £1,282,886 £2,373,601 £2,522,906 £3,193,754
RLV /£ £4,097,770 £5,131,544 £9,494,404 £10,091,623 £12,775,018 100 Unit Scheme 30 RLV /% 12.0% 14.3% 21.8% 22.7% 26.1% RLV per HA /£ £1,229,331 £1,539,463 £2,848,321 £3,027,487 £3,832,505
RLV /£ £1,273,716 £1,848,192 £4,730,287 £5,451,739 £7,027,525 50 RLV /% 6.7% 9.3% 19.0% 20.8% 24.4% RLV per HA /£ £636,858 £924,096 £2,365,143 £2,725,870 £3,513,762
RLV /£ £14,252,546 £18,046,467 £33,516,167 £35,091,184 £44,823,400 25 RLV /% 11.3% 13.7% 21.1% 21.7% 25.2% RLV per HA /£ £890,784 £1,127,904 £2,094,760 £2,193,199 £2,801,463
RLV /£ £14,252,546 £18,046,467 £33,516,167 £35,091,184 £44,823,400 400 Unit Scheme 30 RLV /% 11.3% 13.7% 21.1% 21.7% 25.2% RLV per HA /£ £1,068,941 £1,353,485 £2,513,713 £2,631,839 £3,361,755
RLV /£ £5,537,723 £8,055,965 £20,931,836 £23,165,177 £30,004,540 50 RLV /% 6.6% 9.2% 19.1% 20.4% 24.0% RLV per HA /£ £692,215 £1,006,996 £2,616,480 £2,895,647 £3,750,567 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £236,586 £290,965 £516,894 £566,452 £718,096 25 RLV /% 13.9% 16.2% 24.2% 25.6% 29.5% RLV per HA /£ £1,182,928 £1,454,827 £2,584,470 £2,832,258 £3,590,480
RLV /£ £236,586 £290,965 £516,894 £566,452 £718,096 5 Unit Scheme 30 RLV /% 13.9% 16.2% 24.2% 25.6% 29.5% RLV per HA /£ £1,419,514 £1,745,792 £3,101,364 £3,398,710 £4,308,576
RLV /£ £21,732 £46,587 £150,325 £189,509 £250,699 50 RLV /% 3.1% 6.4% 17.0% 20.1% 24.2% RLV per HA /£ £217,315 £465,874 £1,503,247 £1,895,092 £2,506,989
RLV /£ £491,021 £609,177 £1,039,841 £1,112,175 £1,412,286 25 RLV /% 14.3% 16.9% 24.3% 25.4% 29.3% RLV per HA /£ £1,227,552 £1,522,941 £2,599,603 £2,780,437 £3,530,715
RLV /£ £491,021 £609,177 £1,039,841 £1,112,175 £1,412,286 10 Unit Scheme 30 RLV /% 14.3% 16.9% 24.3% 25.4% 29.3% RLV per HA /£ £1,473,062 £1,827,530 £3,119,523 £3,336,524 £4,236,858
RLV /£ £121,603 £182,483 £496,730 £566,015 £732,226 50 RLV /% 6.9% 9.9% 21.3% 23.3% 27.4% RLV per HA /£ £608,014 £912,416 £2,483,648 £2,830,073 £3,661,132
RLV /£ £988,636 £1,254,049 £2,245,887 £2,354,272 £3,025,479 25 RLV /% 12.4% 15.0% 22.6% 23.3% 27.2% RLV per HA /£ £988,636 £1,254,049 £2,245,887 £2,354,272 £3,025,479
RLV /£ £988,636 £1,254,049 £2,245,887 £2,354,272 £3,025,479 25 Unit Scheme 30 RLV /% 12.4% 15.0% 22.6% 23.3% 27.2% RLV per HA /£ £1,186,364 £1,504,859 £2,695,064 £2,825,126 £3,630,575
RLV /£ £427,956 £595,048 £1,316,775 £1,415,828 £1,860,515 50 RLV /% 8.3% 11.0% 20.1% 21.1% 25.2% RLV per HA /£ £855,912 £1,190,097 £2,633,550 £2,831,657 £3,721,029
RLV /£ £1,860,537 £2,383,871 £4,343,817 £4,520,581 £5,840,760 25 RLV /% 11.3% 13.8% 21.2% 21.7% 25.5% RLV per HA /£ £930,268 £1,191,935 £2,171,908 £2,260,290 £2,920,380
RLV /£ £1,860,537 £2,383,871 £4,343,817 £4,520,581 £5,840,760 50 Unit Scheme 30 RLV /% 11.3% 13.8% 21.2% 21.7% 25.5% RLV per HA /£ £1,116,322 £1,430,322 £2,606,290 £2,712,349 £3,504,456
RLV /£ £533,706 £836,454 £2,281,533 £2,581,091 £3,395,653 50 RLV /% 5.6% 8.4% 18.5% 20.1% 24.0% RLV per HA /£ £533,706 £836,454 £2,281,533 £2,581,091 £3,395,653
RLV /£ £3,285,534 £4,288,843 £8,261,926 £8,710,052 £11,273,577 25 RLV /% 10.0% 12.4% 20.0% 20.7% 24.4% RLV per HA /£ £821,383 £1,072,211 £2,065,481 £2,177,513 £2,818,394
RLV /£ £3,285,534 £4,288,843 £8,261,926 £8,710,052 £11,273,577 100 Unit Scheme 30 RLV /% 10.0% 12.4% 20.0% 20.7% 24.4% RLV per HA /£ £985,660 £1,286,653 £2,478,578 £2,613,016 £3,382,073
RLV /£ £1,232,944 £1,867,191 £4,982,882 £5,487,271 £7,190,294 50 RLV /% 5.9% 8.6% 18.4% 19.6% 23.4% RLV per HA /£ £616,472 £933,595 £2,491,441 £2,743,635 £3,595,147
RLV /£ £10,290,295 £13,821,798 £28,444,350 £29,867,560 £38,939,230 25 RLV /% 8.9% 11.4% 19.4% 20.1% 23.8% RLV per HA /£ £643,143 £863,862 £1,777,772 £1,866,723 £2,433,702
RLV /£ £10,290,295 £13,821,798 £28,444,350 £29,867,560 £38,939,230 400 Unit Scheme 30 RLV /% 8.9% 11.4% 19.4% 20.1% 23.8% RLV per HA /£ £771,772 £1,036,635 £2,133,326 £2,240,067 £2,920,442
RLV /£ £3,268,758 £5,660,178 £17,693,724 £19,622,600 £26,075,160 50 RLV /% 4.2% 6.9% 17.2% 18.5% 22.4% RLV per HA /£ £408,595 £707,522 £2,211,715 £2,452,825 £3,259,395 Appendix 11B: Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £543,856 £404,715 £236,845 £268,918 1 £3,277,807 £2,844,487 £2,363,466 £2,003,632 2 £633,696 £479,573 £282,872 £330,007 2 £3,873,211 £3,413,307 £2,898,809 £2,529,427 5 Unit Scheme 3 £1,001,436 £776,160 £520,435 £559,750 50 Unit Scheme 3 £6,207,412 £5,852,131 £5,076,029 £4,537,035 4 £1,080,346 £845,445 £576,569 £599,204 4 £6,384,176 £6,095,943 £5,325,937 £4,738,180 5 £1,315,359 £1,039,370 £712,627 £754,272 5 £7,896,651 £7,568,485 £6,701,284 £6,070,616 1 £993,667 £860,721 £523,945 £534,203 1 £6,245,751 £4,541,905 £3,465,742 £3,163,076 2 £1,157,309 £1,016,167 £637,162 £655,697 2 £7,435,594 £5,554,670 £4,358,854 £4,105,458 10 Unit Scheme 3 £1,822,530 £1,658,387 £1,067,441 £1,104,075 100 Unit Scheme 3 £12,442,833 £9,750,857 £8,329,137 £7,830,114 4 £1,931,270 £1,783,327 £1,106,895 £1,143,530 4 £13,022,486 £10,134,578 £8,888,510 £8,137,718 5 £2,355,348 £2,189,155 £1,393,408 £1,449,146 5 £16,101,853 £12,736,762 £11,231,025 £10,533,266 1 £1,752,647 £1,425,966 £1,249,563 £1,120,412 1 £22,961,579 £18,817,634 £15,306,502 £12,596,522 2 £2,059,311 £1,711,468 £1,533,708 £1,392,964 2 £27,374,570 £22,921,537 £19,179,851 £16,298,879 25 Unit Scheme 3 £3,313,189 £2,874,753 £2,797,269 £2,388,282 400 Unit Scheme 3 £46,456,808 £40,443,007 £35,104,267 £31,757,037 4 £3,472,579 £2,951,260 £2,975,786 £2,426,535 4 £48,515,082 £42,419,310 £36,673,855 £33,209,523 5 £4,263,581 £3,679,703 £3,721,163 £3,106,083 5 £59,978,139 £53,057,848 £46,618,293 £42,727,943
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £543,856 £404,715 £236,845 £268,918 1 £3,277,807 £2,844,487 £2,363,466 £2,003,632 2 £633,696 £479,573 £282,872 £330,007 2 £3,873,211 £3,413,307 £2,898,809 £2,529,427 5 Unit Scheme 3 £1,001,436 £776,160 £520,435 £559,750 50 Unit Scheme 3 £6,207,412 £5,852,131 £5,076,029 £4,537,035 4 £1,080,346 £845,445 £576,569 £599,204 4 £6,384,176 £6,095,943 £5,325,937 £4,738,180 5 £1,315,359 £1,039,370 £712,627 £754,272 5 £7,896,651 £7,568,485 £6,701,284 £6,070,616 1 £993,667 £860,721 £523,945 £534,203 1 £6,245,751 £4,541,905 £3,465,742 £3,163,076 2 £1,157,309 £1,016,167 £637,162 £655,697 2 £7,435,594 £5,554,670 £4,358,854 £4,105,458 10 Unit Scheme 3 £1,822,530 £1,658,387 £1,067,441 £1,104,075 100 Unit Scheme 3 £12,442,833 £9,750,857 £8,329,137 £7,830,114 4 £1,931,270 £1,783,327 £1,106,895 £1,143,530 4 £13,022,486 £10,134,578 £8,888,510 £8,137,718 5 £2,355,348 £2,189,155 £1,393,408 £1,449,146 5 £16,101,853 £12,736,762 £11,231,025 £10,533,266 1 £1,752,647 £1,425,966 £1,249,563 £1,120,412 1 £22,961,579 £18,817,634 £15,306,502 £12,596,522 2 £2,059,311 £1,711,468 £1,533,708 £1,392,964 2 £27,374,570 £22,921,537 £19,179,851 £16,298,879 25 Unit Scheme 3 £3,313,189 £2,874,753 £2,797,269 £2,388,282 400 Unit Scheme 3 £46,456,808 £40,443,007 £35,104,267 £31,757,037 4 £3,472,579 £2,951,260 £2,975,786 £2,426,535 4 £48,515,082 £42,419,310 £36,673,855 £33,209,523 5 £4,263,581 £3,679,703 £3,721,163 £3,106,083 5 £59,978,139 £53,057,848 £46,618,293 £42,727,943
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £312,390 £153,324 £213,026 £104,372 1 £1,801,894 £1,314,392 £958,844 £811,611 2 £368,187 £190,785 £258,269 £141,262 2 £2,199,722 £1,671,310 £1,287,301 £1,157,411 5 Unit Scheme 3 £617,648 £404,326 £474,926 £299,957 50 Unit Scheme 3 £4,093,602 £3,670,868 £2,844,429 £2,864,927 4 £663,679 £457,480 £486,709 £330,098 4 £4,438,209 £4,037,031 £3,161,829 £3,164,484 5 £810,601 £559,615 £613,561 £425,050 5 £5,504,830 £5,029,236 £4,044,148 £4,096,261 1 £366,693 £306,523 £298,899 £261,067 1 £3,023,670 £2,164,752 £2,293,840 £1,661,075 2 £447,455 £386,285 £378,855 £344,117 2 £3,762,583 £2,830,338 £3,022,340 £2,354,445 10 Unit Scheme 3 £889,716 £798,044 £784,173 £729,734 100 Unit Scheme 3 £7,838,010 £6,105,443 £6,696,299 £5,669,331 4 £981,777 £893,632 £836,780 £775,765 4 £8,570,321 £6,758,923 £7,302,939 £6,100,744 5 £1,205,020 £1,111,888 £1,050,389 £993,068 5 £10,616,463 £8,560,847 £9,272,348 £7,941,263 1 £1,176,763 £786,593 £827,072 £494,587 1 £12,369,754 £11,214,585 £8,466,555 £6,609,202 2 £1,413,973 £985,032 £1,034,362 £670,586 2 £15,332,649 £14,208,496 £11,349,904 £9,389,791 25 Unit Scheme 3 £2,583,158 £1,963,021 £2,032,708 £1,492,934 400 Unit Scheme 3 £30,570,484 £29,064,834 £25,329,687 £23,044,083 4 £2,742,548 £2,055,699 £2,163,640 £1,608,158 4 £33,291,659 £31,128,803 £27,160,730 £24,653,059 5 £3,377,927 £2,582,899 £2,715,108 £2,073,987 5 £41,364,273 £39,159,282 £34,842,338 £32,058,106 cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.1% 18.4% 16.0% 15.3% 1 16.9% 15.6% 13.9% 12.2% 2 22.3% 20.7% 18.2% 17.9% 2 19.1% 17.8% 16.2% 14.6% 5 Unit Scheme 3 29.2% 27.9% 27.0% 25.5% 50 Unit Scheme 3 25.6% 25.1% 23.6% 22.0% 4 30.5% 29.3% 28.7% 26.5% 4 26.0% 25.7% 24.3% 22.6% 5 33.7% 32.7% 32.3% 30.4% 5 29.2% 29.0% 27.8% 26.4% 1 20.2% 18.6% 15.7% 15.1% 1 15.5% 13.4% 11.7% 10.3% 2 22.4% 20.9% 18.2% 17.7% 2 17.6% 15.6% 14.1% 12.7% 10 Unit Scheme 3 29.3% 28.3% 25.6% 25.2% 100 Unit Scheme 3 24.3% 22.7% 22.0% 20.3% 4 30.2% 29.4% 26.2% 25.7% 4 25.0% 23.2% 22.9% 20.8% 5 33.5% 32.9% 30.0% 29.6% 5 28.1% 26.6% 26.3% 24.4% 1 18.4% 16.2% 14.5% 13.7% 1 15.4% 13.7% 11.9% 10.4% 2 20.6% 18.6% 16.9% 16.2% 2 17.5% 15.9% 14.2% 12.8% 25 Unit Scheme 3 27.5% 25.9% 25.3% 23.5% 400 Unit Scheme 3 24.4% 23.1% 21.7% 20.7% 4 28.2% 26.3% 26.2% 23.8% 4 25.0% 23.8% 22.3% 21.3% 5 31.5% 29.9% 29.8% 27.7% 5 28.1% 27.1% 25.7% 24.9%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 20.1% 18.4% 16.0% 15.3% 1 16.9% 15.6% 13.9% 12.2% 2 22.3% 20.7% 18.2% 17.9% 2 19.1% 17.8% 16.2% 14.6% 5 Unit Scheme 3 29.2% 27.9% 27.0% 25.5% 50 Unit Scheme 3 25.6% 25.1% 23.6% 22.0% 4 30.5% 29.3% 28.7% 26.5% 4 26.0% 25.7% 24.3% 22.6% 5 33.7% 32.7% 32.3% 30.4% 5 29.2% 29.0% 27.8% 26.4% 1 20.2% 18.6% 15.7% 15.1% 1 15.5% 13.4% 11.7% 10.3% 2 22.4% 20.9% 18.2% 17.7% 2 17.6% 15.6% 14.1% 12.7% 10 Unit Scheme 3 29.3% 28.3% 25.6% 25.2% 100 Unit Scheme 3 24.3% 22.7% 22.0% 20.3% 4 30.2% 29.4% 26.2% 25.7% 4 25.0% 23.2% 22.9% 20.8% 5 33.5% 32.9% 30.0% 29.6% 5 28.1% 26.6% 26.3% 24.4% 1 18.4% 16.2% 14.5% 13.7% 1 15.4% 13.7% 11.9% 10.4% 2 20.6% 18.6% 16.9% 16.2% 2 17.5% 15.9% 14.2% 12.8% 25 Unit Scheme 3 27.5% 25.9% 25.3% 23.5% 400 Unit Scheme 3 24.4% 23.1% 21.7% 20.7% 4 28.2% 26.3% 26.2% 23.8% 4 25.0% 23.8% 22.3% 21.3% 5 31.5% 29.9% 29.8% 27.7% 5 28.1% 27.1% 25.7% 24.9%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 18.8% 13.5% 14.8% 10.1% 1 13.9% 11.5% 9.2% 7.5% 2 21.1% 16.0% 17.0% 13.1% 2 16.2% 13.9% 11.7% 10.2% 5 Unit Scheme 3 28.8% 26.6% 25.7% 22.6% 50 Unit Scheme 3 24.4% 23.9% 21.0% 20.2% 4 29.9% 28.5% 26.1% 24.1% 4 25.6% 25.3% 22.5% 21.6% 5 33.2% 31.7% 29.9% 28.3% 5 28.9% 28.6% 26.2% 25.4% 1 15.2% 13.0% 12.8% 10.9% 1 12.1% 9.7% 9.5% 7.3% 2 17.7% 15.6% 15.5% 13.7% 2 14.3% 12.1% 11.9% 9.9% 10 Unit Scheme 3 27.5% 25.6% 25.5% 23.5% 100 Unit Scheme 3 23.5% 21.0% 21.2% 19.3% 4 29.1% 27.4% 26.5% 24.4% 4 24.7% 22.4% 22.4% 20.2% 5 32.5% 31.0% 30.3% 28.5% 5 27.9% 25.8% 25.8% 24.0% 1 16.0% 12.9% 13.1% 9.4% 1 12.3% 11.2% 8.9% 7.3% 2 18.3% 15.4% 15.7% 12.1% 2 14.6% 13.5% 11.3% 9.8% 25 Unit Scheme 3 26.8% 24.6% 24.8% 21.9% 400 Unit Scheme 3 23.2% 22.2% 20.4% 19.4% 4 27.8% 25.4% 25.8% 23.0% 4 24.4% 23.1% 21.3% 20.3% 5 31.1% 29.0% 29.4% 27.0% 5 27.5% 26.5% 24.9% 24.0% cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,719,282 £2,023,575 £1,184,226 £1,344,588 1 £1,638,904 £1,422,243 £1,181,733 £1,001,816 2 £3,168,481 £2,397,863 £1,414,360 £1,650,037 2 £1,936,606 £1,706,653 £1,449,405 £1,264,714 5 Unit Scheme 3 £5,007,182 £3,880,801 £2,602,176 £2,798,748 50 Unit Scheme 3 £3,103,706 £2,926,065 £2,538,014 £2,268,517 4 £5,401,730 £4,227,226 £2,882,843 £2,996,022 4 £3,192,088 £3,047,972 £2,662,969 £2,369,090 5 £6,576,793 £5,196,852 £3,563,133 £3,771,361 5 £3,948,325 £3,784,243 £3,350,642 £3,035,308 1 £2,484,169 £2,151,801 £1,309,862 £1,335,508 1 £1,561,438 £1,135,476 £866,435 £790,769 2 £2,893,274 £2,540,417 £1,592,905 £1,639,242 2 £1,858,899 £1,388,667 £1,089,713 £1,026,365 10 Unit Scheme 3 £4,556,325 £4,145,968 £2,668,601 £2,760,187 100 Unit Scheme 3 £3,110,708 £2,437,714 £2,082,284 £1,957,528 4 £4,828,174 £4,458,318 £2,767,238 £2,858,824 4 £3,255,622 £2,533,644 £2,222,128 £2,034,430 5 £5,888,369 £5,472,888 £3,483,519 £3,622,865 5 £4,025,463 £3,184,190 £2,807,756 £2,633,316 1 £1,752,647 £1,425,966 £1,249,563 £1,120,412 1 £1,435,099 £1,176,102 £956,656 £787,283 2 £2,059,311 £1,711,468 £1,533,708 £1,392,964 2 £1,710,911 £1,432,596 £1,198,741 £1,018,680 25 Unit Scheme 3 £3,313,189 £2,874,753 £2,797,269 £2,388,282 400 Unit Scheme 3 £2,903,551 £2,527,688 £2,194,017 £1,984,815 4 £3,472,579 £2,951,260 £2,975,786 £2,426,535 4 £3,032,193 £2,651,207 £2,292,116 £2,075,595 5 £4,263,581 £3,679,703 £3,721,163 £3,106,083 5 £3,748,634 £3,316,116 £2,913,643 £2,670,496
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,263,139 £2,428,290 £1,421,071 £1,613,506 1 £1,966,684 £1,706,692 £1,418,079 £1,202,179 2 £3,802,178 £2,877,435 £1,697,232 £1,980,044 2 £2,323,927 £2,047,984 £1,739,285 £1,517,656 5 Unit Scheme 3 £6,008,619 £4,656,962 £3,122,611 £3,358,497 50 Unit Scheme 3 £3,724,447 £3,511,278 £3,045,617 £2,722,221 4 £6,482,076 £5,072,672 £3,459,411 £3,595,226 4 £3,830,506 £3,657,566 £3,195,562 £2,842,908 5 £7,892,152 £6,236,222 £4,275,759 £4,525,633 5 £4,737,990 £4,541,091 £4,020,771 £3,642,370 1 £2,981,002 £2,582,162 £1,571,835 £1,602,610 1 £1,873,725 £1,362,572 £1,039,723 £948,923 2 £3,471,928 £3,048,501 £1,911,486 £1,967,091 2 £2,230,678 £1,666,401 £1,307,656 £1,231,638 10 Unit Scheme 3 £5,467,590 £4,975,161 £3,202,322 £3,312,224 100 Unit Scheme 3 £3,732,850 £2,925,257 £2,498,741 £2,349,034 4 £5,793,809 £5,349,982 £3,320,686 £3,430,589 4 £3,906,746 £3,040,373 £2,666,553 £2,441,315 5 £7,066,043 £6,567,466 £4,180,223 £4,347,438 5 £4,830,556 £3,821,029 £3,369,307 £3,159,980 1 £2,103,176 £1,711,160 £1,499,476 £1,344,494 1 £1,722,118 £1,411,323 £1,147,988 £944,739 2 £2,471,173 £2,053,762 £1,840,450 £1,671,557 2 £2,053,093 £1,719,115 £1,438,489 £1,222,416 25 Unit Scheme 3 £3,975,827 £3,449,703 £3,356,722 £2,865,938 400 Unit Scheme 3 £3,484,261 £3,033,226 £2,632,820 £2,381,778 4 £4,167,095 £3,541,512 £3,570,943 £2,911,842 4 £3,638,631 £3,181,448 £2,750,539 £2,490,714 5 £5,116,297 £4,415,644 £4,465,396 £3,727,299 5 £4,498,360 £3,979,339 £3,496,372 £3,204,596
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,123,902 £1,533,239 £2,130,265 £1,043,723 1 £1,801,894 £1,314,392 £958,844 £811,611 2 £3,681,869 £1,907,850 £2,582,689 £1,412,617 2 £2,199,722 £1,671,310 £1,287,301 £1,157,411 5 Unit Scheme 3 £6,176,484 £4,043,255 £4,749,262 £2,999,574 50 Unit Scheme 3 £4,093,602 £3,670,868 £2,844,429 £2,864,927 4 £6,636,790 £4,574,799 £4,867,087 £3,300,983 4 £4,438,209 £4,037,031 £3,161,829 £3,164,484 5 £8,106,007 £5,596,150 £6,135,606 £4,250,501 5 £5,504,830 £5,029,236 £4,044,148 £4,096,261 1 £1,833,467 £1,532,615 £1,494,496 £1,305,336 1 £1,511,835 £1,082,376 £1,146,920 £830,538 2 £2,237,276 £1,931,424 £1,894,273 £1,720,587 2 £1,881,292 £1,415,169 £1,511,170 £1,177,223 10 Unit Scheme 3 £4,448,580 £3,990,220 £3,920,866 £3,648,670 100 Unit Scheme 3 £3,919,005 £3,052,721 £3,348,150 £2,834,665 4 £4,908,886 £4,468,161 £4,183,898 £3,878,823 4 £4,285,161 £3,379,461 £3,651,469 £3,050,372 5 £6,025,101 £5,559,438 £5,251,943 £4,965,339 5 £5,308,231 £4,280,423 £4,636,174 £3,970,632 1 £2,353,527 £1,573,185 £1,654,144 £989,174 1 £1,546,219 £1,401,823 £1,058,319 £826,150 2 £2,827,946 £1,970,064 £2,068,725 £1,341,173 2 £1,916,581 £1,776,062 £1,418,738 £1,173,724 25 Unit Scheme 3 £5,166,315 £3,926,043 £4,065,417 £2,985,868 400 Unit Scheme 3 £3,821,311 £3,633,104 £3,166,211 £2,880,510 4 £5,485,095 £4,111,399 £4,327,280 £3,216,317 4 £4,161,457 £3,891,100 £3,395,091 £3,081,632 5 £6,755,855 £5,165,797 £5,430,215 £4,147,974 5 £5,170,534 £4,894,910 £4,355,292 £4,007,263 cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Category 2 to all units and a 66:34 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £543,856 £633,696 £1,001,436 £1,080,346 £1,315,359 25 RLV /% 20.1% 22.3% 29.2% 30.5% 33.7% RLV per HA /£ £2,719,282 £3,168,481 £5,007,182 £5,401,730 £6,576,793
RLV /£ £543,856 £633,696 £1,001,436 £1,080,346 £1,315,359 5 Unit Scheme 30 RLV /% 20.1% 22.3% 29.2% 30.5% 33.7% RLV per HA /£ £3,263,139 £3,802,178 £6,008,619 £6,482,076 £7,892,152
RLV /£ £312,390 £368,187 £617,648 £663,679 £810,601 50 RLV /% 18.8% 21.1% 28.8% 29.9% 33.2% RLV per HA /£ £3,123,902 £3,681,869 £6,176,484 £6,636,790 £8,106,007
RLV /£ £993,667 £1,157,309 £1,822,530 £1,931,270 £2,355,348 25 RLV /% 20.2% 22.4% 29.3% 30.2% 33.5% RLV per HA /£ £2,484,169 £2,893,274 £4,556,325 £4,828,174 £5,888,369
RLV /£ £993,667 £1,157,309 £1,822,530 £1,931,270 £2,355,348 10 Unit Scheme 30 RLV /% 20.2% 22.4% 29.3% 30.2% 33.5% RLV per HA /£ £2,981,002 £3,471,928 £5,467,590 £5,793,809 £7,066,043
RLV /£ £366,693 £447,455 £889,716 £981,777 £1,205,020 50 RLV /% 15.2% 17.7% 27.5% 29.1% 32.5% RLV per HA /£ £1,833,467 £2,237,276 £4,448,580 £4,908,886 £6,025,101
RLV /£ £1,752,647 £2,059,311 £3,313,189 £3,472,579 £4,263,581 25 RLV /% 18.4% 20.6% 27.5% 28.2% 31.5% RLV per HA /£ £1,752,647 £2,059,311 £3,313,189 £3,472,579 £4,263,581
RLV /£ £1,752,647 £2,059,311 £3,313,189 £3,472,579 £4,263,581 25 Unit Scheme 30 RLV /% 18.4% 20.6% 27.5% 28.2% 31.5% RLV per HA /£ £2,103,176 £2,471,173 £3,975,827 £4,167,095 £5,116,297
RLV /£ £1,176,763 £1,413,973 £2,583,158 £2,742,548 £3,377,927 50 RLV /% 16.0% 18.3% 26.8% 27.8% 31.1% RLV per HA /£ £2,353,527 £2,827,946 £5,166,315 £5,485,095 £6,755,855
RLV /£ £3,277,807 £3,873,211 £6,207,412 £6,384,176 £7,896,651 25 RLV /% 16.9% 19.1% 25.6% 26.0% 29.2% RLV per HA /£ £1,638,904 £1,936,606 £3,103,706 £3,192,088 £3,948,325
RLV /£ £3,277,807 £3,873,211 £6,207,412 £6,384,176 £7,896,651 50 Unit Scheme 30 RLV /% 16.9% 19.1% 25.6% 26.0% 29.2% RLV per HA /£ £1,966,684 £2,323,927 £3,724,447 £3,830,506 £4,737,990
RLV /£ £1,801,894 £2,199,722 £4,093,602 £4,438,209 £5,504,830 50 RLV /% 13.9% 16.2% 24.4% 25.6% 28.9% RLV per HA /£ £1,801,894 £2,199,722 £4,093,602 £4,438,209 £5,504,830
RLV /£ £6,245,751 £7,435,594 £12,442,833 £13,022,486 £16,101,853 25 RLV /% 15.5% 17.6% 24.3% 25.0% 28.1% RLV per HA /£ £1,561,438 £1,858,899 £3,110,708 £3,255,622 £4,025,463
RLV /£ £6,245,751 £7,435,594 £12,442,833 £13,022,486 £16,101,853 100 Unit Scheme 30 RLV /% 15.5% 17.6% 24.3% 25.0% 28.1% RLV per HA /£ £1,873,725 £2,230,678 £3,732,850 £3,906,746 £4,830,556
RLV /£ £3,023,670 £3,762,583 £7,838,010 £8,570,321 £10,616,463 50 RLV /% 12.1% 14.3% 23.5% 24.7% 27.9% RLV per HA /£ £1,511,835 £1,881,292 £3,919,005 £4,285,161 £5,308,231
RLV /£ £22,961,579 £27,374,570 £46,456,808 £48,515,082 £59,978,139 25 RLV /% 15.4% 17.5% 24.4% 25.0% 28.1% RLV per HA /£ £1,435,099 £1,710,911 £2,903,551 £3,032,193 £3,748,634
RLV /£ £22,961,579 £27,374,570 £46,456,808 £48,515,082 £59,978,139 400 Unit Scheme 30 RLV /% 15.4% 17.5% 24.4% 25.0% 28.1% RLV per HA /£ £1,722,118 £2,053,093 £3,484,261 £3,638,631 £4,498,360
RLV /£ £12,369,754 £15,332,649 £30,570,484 £33,291,659 £41,364,273 50 RLV /% 12.3% 14.6% 23.2% 24.4% 27.5% RLV per HA /£ £1,546,219 £1,916,581 £3,821,311 £4,161,457 £5,170,534 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £404,715 £479,573 £776,160 £845,445 £1,039,370 25 RLV /% 18.4% 20.7% 27.9% 29.3% 32.7% RLV per HA /£ £2,023,575 £2,397,863 £3,880,801 £4,227,226 £5,196,852
RLV /£ £404,715 £479,573 £776,160 £845,445 £1,039,370 5 Unit Scheme 30 RLV /% 18.4% 20.7% 27.9% 29.3% 32.7% RLV per HA /£ £2,428,290 £2,877,435 £4,656,962 £5,072,672 £6,236,222
RLV /£ £153,324 £190,785 £404,326 £457,480 £559,615 50 RLV /% 13.5% 16.0% 26.6% 28.5% 31.7% RLV per HA /£ £1,533,239 £1,907,850 £4,043,255 £4,574,799 £5,596,150
RLV /£ £860,721 £1,016,167 £1,658,387 £1,783,327 £2,189,155 25 RLV /% 18.6% 20.9% 28.3% 29.4% 32.9% RLV per HA /£ £2,151,801 £2,540,417 £4,145,968 £4,458,318 £5,472,888
RLV /£ £860,721 £1,016,167 £1,658,387 £1,783,327 £2,189,155 10 Unit Scheme 30 RLV /% 18.6% 20.9% 28.3% 29.4% 32.9% RLV per HA /£ £2,582,162 £3,048,501 £4,975,161 £5,349,982 £6,567,466
RLV /£ £306,523 £386,285 £798,044 £893,632 £1,111,888 50 RLV /% 13.0% 15.6% 25.6% 27.4% 31.0% RLV per HA /£ £1,532,615 £1,931,424 £3,990,220 £4,468,161 £5,559,438
RLV /£ £1,425,966 £1,711,468 £2,874,753 £2,951,260 £3,679,703 25 RLV /% 16.2% 18.6% 25.9% 26.3% 29.9% RLV per HA /£ £1,425,966 £1,711,468 £2,874,753 £2,951,260 £3,679,703
RLV /£ £1,425,966 £1,711,468 £2,874,753 £2,951,260 £3,679,703 25 Unit Scheme 30 RLV /% 16.2% 18.6% 25.9% 26.3% 29.9% RLV per HA /£ £1,711,160 £2,053,762 £3,449,703 £3,541,512 £4,415,644
RLV /£ £786,593 £985,032 £1,963,021 £2,055,699 £2,582,899 50 RLV /% 12.9% 15.4% 24.6% 25.4% 29.0% RLV per HA /£ £1,573,185 £1,970,064 £3,926,043 £4,111,399 £5,165,797
RLV /£ £2,844,487 £3,413,307 £5,852,131 £6,095,943 £7,568,485 25 RLV /% 15.6% 17.8% 25.1% 25.7% 29.0% RLV per HA /£ £1,422,243 £1,706,653 £2,926,065 £3,047,972 £3,784,243
RLV /£ £2,844,487 £3,413,307 £5,852,131 £6,095,943 £7,568,485 50 Unit Scheme 30 RLV /% 15.6% 17.8% 25.1% 25.7% 29.0% RLV per HA /£ £1,706,692 £2,047,984 £3,511,278 £3,657,566 £4,541,091
RLV /£ £1,314,392 £1,671,310 £3,670,868 £4,037,031 £5,029,236 50 RLV /% 11.5% 13.9% 23.9% 25.3% 28.6% RLV per HA /£ £1,314,392 £1,671,310 £3,670,868 £4,037,031 £5,029,236
RLV /£ £4,541,905 £5,554,670 £9,750,857 £10,134,578 £12,736,762 25 RLV /% 13.4% 15.6% 22.7% 23.2% 26.6% RLV per HA /£ £1,135,476 £1,388,667 £2,437,714 £2,533,644 £3,184,190
RLV /£ £4,541,905 £5,554,670 £9,750,857 £10,134,578 £12,736,762 100 Unit Scheme 30 RLV /% 13.4% 15.6% 22.7% 23.2% 26.6% RLV per HA /£ £1,362,572 £1,666,401 £2,925,257 £3,040,373 £3,821,029
RLV /£ £2,164,752 £2,830,338 £6,105,443 £6,758,923 £8,560,847 50 RLV /% 9.7% 12.1% 21.0% 22.4% 25.8% RLV per HA /£ £1,082,376 £1,415,169 £3,052,721 £3,379,461 £4,280,423
RLV /£ £18,817,634 £22,921,537 £40,443,007 £42,419,310 £53,057,848 25 RLV /% 13.7% 15.9% 23.1% 23.8% 27.1% RLV per HA /£ £1,176,102 £1,432,596 £2,527,688 £2,651,207 £3,316,116
RLV /£ £18,817,634 £22,921,537 £40,443,007 £42,419,310 £53,057,848 400 Unit Scheme 30 RLV /% 13.7% 15.9% 23.1% 23.8% 27.1% RLV per HA /£ £1,411,323 £1,719,115 £3,033,226 £3,181,448 £3,979,339
RLV /£ £11,214,585 £14,208,496 £29,064,834 £31,128,803 £39,159,282 50 RLV /% 11.2% 13.5% 22.2% 23.1% 26.5% RLV per HA /£ £1,401,823 £1,776,062 £3,633,104 £3,891,100 £4,894,910 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £236,845 £282,872 £520,435 £576,569 £712,627 25 RLV /% 16.0% 18.2% 27.0% 28.7% 32.3% RLV per HA /£ £1,184,226 £1,414,360 £2,602,176 £2,882,843 £3,563,133
RLV /£ £236,845 £282,872 £520,435 £576,569 £712,627 5 Unit Scheme 30 RLV /% 16.0% 18.2% 27.0% 28.7% 32.3% RLV per HA /£ £1,421,071 £1,697,232 £3,122,611 £3,459,411 £4,275,759
RLV /£ £213,026 £258,269 £474,926 £486,709 £613,561 50 RLV /% 14.8% 17.0% 25.7% 26.1% 29.9% RLV per HA /£ £2,130,265 £2,582,689 £4,749,262 £4,867,087 £6,135,606
RLV /£ £523,945 £637,162 £1,067,441 £1,106,895 £1,393,408 25 RLV /% 15.7% 18.2% 25.6% 26.2% 30.0% RLV per HA /£ £1,309,862 £1,592,905 £2,668,601 £2,767,238 £3,483,519
RLV /£ £523,945 £637,162 £1,067,441 £1,106,895 £1,393,408 10 Unit Scheme 30 RLV /% 15.7% 18.2% 25.6% 26.2% 30.0% RLV per HA /£ £1,571,835 £1,911,486 £3,202,322 £3,320,686 £4,180,223
RLV /£ £298,899 £378,855 £784,173 £836,780 £1,050,389 50 RLV /% 12.8% 15.5% 25.5% 26.5% 30.3% RLV per HA /£ £1,494,496 £1,894,273 £3,920,866 £4,183,898 £5,251,943
RLV /£ £1,249,563 £1,533,708 £2,797,269 £2,975,786 £3,721,163 25 RLV /% 14.5% 16.9% 25.3% 26.2% 29.8% RLV per HA /£ £1,249,563 £1,533,708 £2,797,269 £2,975,786 £3,721,163
RLV /£ £1,249,563 £1,533,708 £2,797,269 £2,975,786 £3,721,163 25 Unit Scheme 30 RLV /% 14.5% 16.9% 25.3% 26.2% 29.8% RLV per HA /£ £1,499,476 £1,840,450 £3,356,722 £3,570,943 £4,465,396
RLV /£ £827,072 £1,034,362 £2,032,708 £2,163,640 £2,715,108 50 RLV /% 13.1% 15.7% 24.8% 25.8% 29.4% RLV per HA /£ £1,654,144 £2,068,725 £4,065,417 £4,327,280 £5,430,215
RLV /£ £2,363,466 £2,898,809 £5,076,029 £5,325,937 £6,701,284 25 RLV /% 13.9% 16.2% 23.6% 24.3% 27.8% RLV per HA /£ £1,181,733 £1,449,405 £2,538,014 £2,662,969 £3,350,642
RLV /£ £2,363,466 £2,898,809 £5,076,029 £5,325,937 £6,701,284 50 Unit Scheme 30 RLV /% 13.9% 16.2% 23.6% 24.3% 27.8% RLV per HA /£ £1,418,079 £1,739,285 £3,045,617 £3,195,562 £4,020,771
RLV /£ £958,844 £1,287,301 £2,844,429 £3,161,829 £4,044,148 50 RLV /% 9.2% 11.7% 21.0% 22.5% 26.2% RLV per HA /£ £958,844 £1,287,301 £2,844,429 £3,161,829 £4,044,148
RLV /£ £3,465,742 £4,358,854 £8,329,137 £8,888,510 £11,231,025 25 RLV /% 11.7% 14.1% 22.0% 22.9% 26.3% RLV per HA /£ £866,435 £1,089,713 £2,082,284 £2,222,128 £2,807,756
RLV /£ £3,465,742 £4,358,854 £8,329,137 £8,888,510 £11,231,025 100 Unit Scheme 30 RLV /% 11.7% 14.1% 22.0% 22.9% 26.3% RLV per HA /£ £1,039,723 £1,307,656 £2,498,741 £2,666,553 £3,369,307
RLV /£ £2,293,840 £3,022,340 £6,696,299 £7,302,939 £9,272,348 50 RLV /% 9.5% 11.9% 21.2% 22.4% 25.8% RLV per HA /£ £1,146,920 £1,511,170 £3,348,150 £3,651,469 £4,636,174
RLV /£ £15,306,502 £19,179,851 £35,104,267 £36,673,855 £46,618,293 25 RLV /% 11.9% 14.2% 21.7% 22.3% 25.7% RLV per HA /£ £956,656 £1,198,741 £2,194,017 £2,292,116 £2,913,643
RLV /£ £15,306,502 £19,179,851 £35,104,267 £36,673,855 £46,618,293 400 Unit Scheme 30 RLV /% 11.9% 14.2% 21.7% 22.3% 25.7% RLV per HA /£ £1,147,988 £1,438,489 £2,632,820 £2,750,539 £3,496,372
RLV /£ £8,466,555 £11,349,904 £25,329,687 £27,160,730 £34,842,338 50 RLV /% 8.9% 11.3% 20.4% 21.3% 24.9% RLV per HA /£ £1,058,319 £1,418,738 £3,166,211 £3,395,091 £4,355,292 cont. Notional sites based on floor areas with an 80:20 split
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £268,918 £330,007 £559,750 £599,204 £754,272 25 RLV /% 15.3% 17.9% 25.5% 26.5% 30.4% RLV per HA /£ £1,344,588 £1,650,037 £2,798,748 £2,996,022 £3,771,361
RLV /£ £268,918 £330,007 £559,750 £599,204 £754,272 5 Unit Scheme 30 RLV /% 15.3% 17.9% 25.5% 26.5% 30.4% RLV per HA /£ £1,613,506 £1,980,044 £3,358,497 £3,595,226 £4,525,633
RLV /£ £104,372 £141,262 £299,957 £330,098 £425,050 50 RLV /% 10.1% 13.1% 22.6% 24.1% 28.3% RLV per HA /£ £1,043,723 £1,412,617 £2,999,574 £3,300,983 £4,250,501
RLV /£ £534,203 £655,697 £1,104,075 £1,143,530 £1,449,146 25 RLV /% 15.1% 17.7% 25.2% 25.7% 29.6% RLV per HA /£ £1,335,508 £1,639,242 £2,760,187 £2,858,824 £3,622,865
RLV /£ £534,203 £655,697 £1,104,075 £1,143,530 £1,449,146 10 Unit Scheme 30 RLV /% 15.1% 17.7% 25.2% 25.7% 29.6% RLV per HA /£ £1,602,610 £1,967,091 £3,312,224 £3,430,589 £4,347,438
RLV /£ £261,067 £344,117 £729,734 £775,765 £993,068 50 RLV /% 10.9% 13.7% 23.5% 24.4% 28.5% RLV per HA /£ £1,305,336 £1,720,587 £3,648,670 £3,878,823 £4,965,339
RLV /£ £1,120,412 £1,392,964 £2,388,282 £2,426,535 £3,106,083 25 RLV /% 13.7% 16.2% 23.5% 23.8% 27.7% RLV per HA /£ £1,120,412 £1,392,964 £2,388,282 £2,426,535 £3,106,083
RLV /£ £1,120,412 £1,392,964 £2,388,282 £2,426,535 £3,106,083 25 Unit Scheme 30 RLV /% 13.7% 16.2% 23.5% 23.8% 27.7% RLV per HA /£ £1,344,494 £1,671,557 £2,865,938 £2,911,842 £3,727,299
RLV /£ £494,587 £670,586 £1,492,934 £1,608,158 £2,073,987 50 RLV /% 9.4% 12.1% 21.9% 23.0% 27.0% RLV per HA /£ £989,174 £1,341,173 £2,985,868 £3,216,317 £4,147,974
RLV /£ £2,003,632 £2,529,427 £4,537,035 £4,738,180 £6,070,616 25 RLV /% 12.2% 14.6% 22.0% 22.6% 26.4% RLV per HA /£ £1,001,816 £1,264,714 £2,268,517 £2,369,090 £3,035,308
RLV /£ £2,003,632 £2,529,427 £4,537,035 £4,738,180 £6,070,616 50 Unit Scheme 30 RLV /% 12.2% 14.6% 22.0% 22.6% 26.4% RLV per HA /£ £1,202,179 £1,517,656 £2,722,221 £2,842,908 £3,642,370
RLV /£ £811,611 £1,157,411 £2,864,927 £3,164,484 £4,096,261 50 RLV /% 7.5% 10.2% 20.2% 21.6% 25.4% RLV per HA /£ £811,611 £1,157,411 £2,864,927 £3,164,484 £4,096,261
RLV /£ £3,163,076 £4,105,458 £7,830,114 £8,137,718 £10,533,266 25 RLV /% 10.3% 12.7% 20.3% 20.8% 24.4% RLV per HA /£ £790,769 £1,026,365 £1,957,528 £2,034,430 £2,633,316
RLV /£ £3,163,076 £4,105,458 £7,830,114 £8,137,718 £10,533,266 100 Unit Scheme 30 RLV /% 10.3% 12.7% 20.3% 20.8% 24.4% RLV per HA /£ £948,923 £1,231,638 £2,349,034 £2,441,315 £3,159,980
RLV /£ £1,661,075 £2,354,445 £5,669,331 £6,100,744 £7,941,263 50 RLV /% 7.3% 9.9% 19.3% 20.2% 24.0% RLV per HA /£ £830,538 £1,177,223 £2,834,665 £3,050,372 £3,970,632
RLV /£ £12,596,522 £16,298,879 £31,757,037 £33,209,523 £42,727,943 25 RLV /% 10.4% 12.8% 20.7% 21.3% 24.9% RLV per HA /£ £787,283 £1,018,680 £1,984,815 £2,075,595 £2,670,496
RLV /£ £12,596,522 £16,298,879 £31,757,037 £33,209,523 £42,727,943 400 Unit Scheme 30 RLV /% 10.4% 12.8% 20.7% 21.3% 24.9% RLV per HA /£ £944,739 £1,222,416 £2,381,778 £2,490,714 £3,204,596
RLV /£ £6,609,202 £9,389,791 £23,044,083 £24,653,059 £32,058,106 50 RLV /% 7.3% 9.8% 19.4% 20.3% 24.0% RLV per HA /£ £826,150 £1,173,724 £2,880,510 £3,081,632 £4,007,263 APPENDIX 12 Appendix 12A: Notional sites based on floor areas - with Category 2 to all units and category 3 to 30% of any affordable homes and 20% of market homes with an 80:20 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £429,601 £231,904 £252,095 £225,137 1 £2,925,583 £2,395,127 £2,313,387 £1,635,722 2 £504,788 £278,597 £316,883 £279,748 2 £3,515,400 £2,957,556 £2,900,761 £2,159,056 5 Unit Scheme 3 £826,722 £484,323 £557,287 £505,792 50 Unit Scheme 3 £5,997,179 £5,268,214 £5,133,384 £4,119,002 4 £885,904 £492,482 £577,014 £555,350 4 £6,125,181 £5,609,552 £5,307,322 £4,295,766 5 £1,092,707 £621,829 £739,045 £706,994 5 £7,635,725 £7,065,586 £6,790,784 £5,615,945 1 £693,314 £660,219 £608,826 £442,636 1 £5,820,285 £4,407,911 £3,633,166 £2,853,627 2 £820,974 £790,733 £740,539 £556,229 2 £7,030,289 £5,486,457 £4,666,940 £3,856,935 10 Unit Scheme 3 £1,361,042 £1,338,228 £1,236,873 £986,893 100 Unit Scheme 3 £11,995,924 £10,002,927 £9,029,800 £7,830,018 4 £1,420,224 £1,433,817 £1,276,328 £1,059,227 4 £12,432,340 £10,603,286 £9,627,018 £8,278,145 5 £1,750,611 £1,774,459 £1,608,584 £1,359,338 5 £15,536,078 £13,398,571 £12,310,413 £10,841,669 1 £2,181,600 £1,381,493 £1,131,946 £856,156 1 £18,921,759 £15,542,139 £12,421,502 £8,577,114 2 £2,574,326 £1,677,900 £1,421,537 £1,121,569 2 £23,131,357 £19,503,211 £16,215,424 £12,108,616 25 Unit Scheme 3 £4,174,355 £2,879,769 £2,594,008 £2,113,407 400 Unit Scheme 3 £42,148,455 £36,308,700 £31,685,124 £26,731,169 4 £4,397,501 £2,994,530 £2,683,267 £2,221,792 4 £44,414,371 £38,249,872 £33,260,141 £28,154,379 5 £5,411,841 £3,753,737 £3,422,204 £2,892,999 5 £55,461,123 £48,511,457 £42,992,357 £37,226,049
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £429,601 £231,904 £252,095 £225,137 1 £2,925,583 £2,395,127 £2,313,387 £1,635,722 2 £504,788 £278,597 £316,883 £279,748 2 £3,515,400 £2,957,556 £2,900,761 £2,159,056 5 Unit Scheme 3 £826,722 £484,323 £557,287 £505,792 50 Unit Scheme 3 £5,997,179 £5,268,214 £5,133,384 £4,119,002 4 £885,904 £492,482 £577,014 £555,350 4 £6,125,181 £5,609,552 £5,307,322 £4,295,766 5 £1,092,707 £621,829 £739,045 £706,994 5 £7,635,725 £7,065,586 £6,790,784 £5,615,945 1 £693,314 £660,219 £608,826 £442,636 1 £5,820,285 £4,407,911 £3,633,166 £2,853,627 2 £820,974 £790,733 £740,539 £556,229 2 £7,030,289 £5,486,457 £4,666,940 £3,856,935 10 Unit Scheme 3 £1,361,042 £1,338,228 £1,236,873 £986,893 100 Unit Scheme 3 £11,995,924 £10,002,927 £9,029,800 £7,830,018 4 £1,420,224 £1,433,817 £1,276,328 £1,059,227 4 £12,432,340 £10,603,286 £9,627,018 £8,278,145 5 £1,750,611 £1,774,459 £1,608,584 £1,359,338 5 £15,536,078 £13,398,571 £12,310,413 £10,841,669 1 £2,181,600 £1,381,493 £1,131,946 £856,156 1 £18,921,759 £15,542,139 £12,421,502 £8,577,114 2 £2,574,326 £1,677,900 £1,421,537 £1,121,569 2 £23,131,357 £19,503,211 £16,215,424 £12,108,616 25 Unit Scheme 3 £4,174,355 £2,879,769 £2,594,008 £2,113,407 400 Unit Scheme 3 £42,148,455 £36,308,700 £31,685,124 £26,731,169 4 £4,397,501 £2,994,530 £2,683,267 £2,221,792 4 £44,414,371 £38,249,872 £33,260,141 £28,154,379 5 £5,411,841 £3,753,737 £3,422,204 £2,892,999 5 £55,461,123 £48,511,457 £42,992,357 £37,226,049
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £281,326 £121,299 £48,829 £0 1 £1,738,344 £637,075 £664,786 £293,712 2 £337,123 £160,687 £82,551 £2,998 2 £2,154,181 £940,958 £984,015 £593,433 5 Unit Scheme 3 £586,904 £373,261 £256,333 £106,735 50 Unit Scheme 3 £4,599,257 £2,495,670 £2,732,884 £2,038,512 4 £632,935 £426,416 £296,199 £147,834 4 £5,074,692 £2,956,089 £3,095,778 £2,338,069 5 £779,857 £528,871 £387,028 £212,714 5 £6,247,748 £3,800,944 £3,982,375 £3,152,631 1 £272,318 £299,509 £271,187 £78,013 1 £2,608,562 £2,399,146 £818,997 £803,318 2 £352,130 £378,941 £353,918 £140,737 2 £3,350,713 £3,150,699 £1,393,473 £1,437,565 10 Unit Scheme 3 £848,104 £764,047 £722,571 £459,622 100 Unit Scheme 3 £6,876,773 £6,877,260 £4,275,568 £4,553,256 4 £933,589 £823,229 £772,129 £524,169 4 £7,653,210 £7,536,595 £4,997,020 £5,057,645 5 £1,159,463 £1,034,499 £987,559 £690,380 5 £9,655,671 £9,566,457 £6,572,806 £6,760,668 1 £1,333,963 £824,716 £387,086 £304,972 1 £10,962,282 £8,125,481 £3,656,494 £1,487,901 2 £1,598,641 £1,035,809 £546,894 £478,263 2 £14,044,601 £11,038,555 £6,174,735 £3,879,321 25 Unit Scheme 3 £2,676,019 £2,065,697 £1,443,397 £1,195,059 400 Unit Scheme 3 £29,197,877 £25,912,695 £19,050,607 £15,912,867 4 £2,781,448 £2,250,589 £1,660,631 £1,294,112 4 £31,599,738 £28,224,015 £21,283,947 £17,841,743 5 £3,460,464 £2,818,986 £2,118,575 £1,738,799 5 £39,885,180 £36,110,515 £28,123,310 £24,294,303 cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 17.9% 15.3% 13.3% 13.2% 1 15.3% 13.2% 12.4% 9.9% 2 20.0% 17.5% 15.9% 15.6% 2 17.5% 15.6% 14.8% 12.5% 5 Unit Scheme 3 27.3% 25.3% 23.5% 23.6% 50 Unit Scheme 3 24.6% 23.0% 22.0% 20.1% 4 28.4% 25.4% 24.0% 25.1% 4 24.9% 23.9% 22.4% 20.7% 5 31.8% 29.2% 28.0% 29.0% 5 28.3% 27.4% 26.1% 24.6% 1 18.0% 17.0% 15.7% 12.9% 1 14.2% 12.2% 10.6% 8.7% 2 20.3% 19.3% 18.2% 15.4% 2 16.3% 14.5% 13.0% 11.2% 10 Unit Scheme 3 27.8% 27.1% 25.5% 23.1% 100 Unit Scheme 3 23.2% 21.8% 20.7% 19.0% 4 28.5% 28.2% 26.0% 24.2% 4 23.7% 22.6% 21.6% 19.7% 5 31.9% 31.7% 29.8% 28.2% 5 26.9% 26.0% 25.1% 23.4% 1 17.9% 15.2% 12.8% 10.7% 1 13.3% 11.7% 9.9% 7.4% 2 20.1% 17.5% 15.4% 13.4% 2 15.5% 14.0% 12.3% 10.0% 25 Unit Scheme 3 27.1% 25.0% 23.3% 21.3% 400 Unit Scheme 3 23.0% 21.5% 19.9% 18.3% 4 27.9% 25.6% 23.8% 22.0% 4 23.7% 22.2% 20.6% 18.9% 5 31.2% 29.2% 27.6% 26.0% 5 26.9% 25.6% 24.2% 22.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 17.9% 15.3% 13.3% 13.2% 1 15.3% 13.2% 12.4% 9.9% 2 20.0% 17.5% 15.9% 15.6% 2 17.5% 15.6% 14.8% 12.5% 5 Unit Scheme 3 27.3% 25.3% 23.5% 23.6% 50 Unit Scheme 3 24.6% 23.0% 22.0% 20.1% 4 28.4% 25.4% 24.0% 25.1% 4 24.9% 23.9% 22.4% 20.7% 5 31.8% 29.2% 28.0% 29.0% 5 28.3% 27.4% 26.1% 24.6% 1 18.0% 17.0% 15.7% 12.9% 1 14.2% 12.2% 10.6% 8.7% 2 20.3% 19.3% 18.2% 15.4% 2 16.3% 14.5% 13.0% 11.2% 10 Unit Scheme 3 27.8% 27.1% 25.5% 23.1% 100 Unit Scheme 3 23.2% 21.8% 20.7% 19.0% 4 28.5% 28.2% 26.0% 24.2% 4 23.7% 22.6% 21.6% 19.7% 5 31.9% 31.7% 29.8% 28.2% 5 26.9% 26.0% 25.1% 23.4% 1 17.9% 15.2% 12.8% 10.7% 1 13.3% 11.7% 9.9% 7.4% 2 20.1% 17.5% 15.4% 13.4% 2 15.5% 14.0% 12.3% 10.0% 25 Unit Scheme 3 27.1% 25.0% 23.3% 21.3% 400 Unit Scheme 3 23.0% 21.5% 19.9% 18.3% 4 27.9% 25.6% 23.8% 22.0% 4 23.7% 22.2% 20.6% 18.9% 5 31.2% 29.2% 27.6% 26.0% 5 26.9% 25.6% 24.2% 22.7%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 16.9% 10.7% 5.1% 0.0% 1 12.9% 6.5% 6.5% 3.1% 2 19.3% 13.5% 8.2% 0.4% 2 15.2% 9.2% 9.2% 5.9% 5 Unit Scheme 3 27.3% 24.5% 20.1% 12.1% 50 Unit Scheme 3 25.1% 19.4% 20.2% 16.5% 4 28.6% 26.6% 22.2% 15.7% 4 26.6% 21.7% 21.9% 18.2% 5 32.0% 30.0% 26.4% 20.5% 5 29.7% 25.4% 25.6% 22.3% 1 11.4% 12.8% 11.2% 4.4% 1 10.4% 9.5% 4.3% 3.9% 2 14.1% 15.4% 14.0% 7.6% 2 12.7% 11.9% 7.0% 6.6% 10 Unit Scheme 3 25.8% 24.9% 23.2% 19.7% 100 Unit Scheme 3 21.1% 20.9% 17.1% 16.8% 4 27.4% 26.1% 24.3% 21.6% 4 22.6% 22.1% 19.1% 18.1% 5 30.9% 29.8% 28.2% 25.8% 5 25.9% 25.5% 22.8% 22.0% 1 16.2% 12.7% 7.8% 5.9% 1 10.5% 8.3% 4.4% 1.9% 2 18.5% 15.2% 10.4% 8.8% 2 12.8% 10.8% 7.0% 4.7% 25 Unit Scheme 3 25.7% 24.4% 21.7% 18.3% 400 Unit Scheme 3 21.4% 20.2% 17.3% 15.5% 4 26.3% 25.7% 23.8% 19.3% 4 22.5% 21.3% 18.7% 16.8% 5 29.8% 29.2% 27.6% 23.6% 5 25.8% 24.8% 22.5% 20.8% cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,148,005 £1,159,520 £1,260,477 £1,125,683 1 £1,462,791 £1,197,563 £1,156,693 £817,861 2 £2,523,941 £1,392,983 £1,584,415 £1,398,739 2 £1,757,700 £1,478,778 £1,450,380 £1,079,528 5 Unit Scheme 3 £4,133,608 £2,421,616 £2,786,433 £2,528,960 50 Unit Scheme 3 £2,998,590 £2,634,107 £2,566,692 £2,059,501 4 £4,429,519 £2,462,409 £2,885,070 £2,776,748 4 £3,062,590 £2,804,776 £2,653,661 £2,147,883 5 £5,463,537 £3,109,147 £3,695,226 £3,534,970 5 £3,817,862 £3,532,793 £3,395,392 £2,807,973 1 £1,733,286 £1,650,547 £1,522,065 £1,106,590 1 £1,455,071 £1,101,978 £908,291 £713,407 2 £2,052,434 £1,976,833 £1,851,347 £1,390,571 2 £1,757,572 £1,371,614 £1,166,735 £964,234 10 Unit Scheme 3 £3,402,605 £3,345,571 £3,092,182 £2,467,233 100 Unit Scheme 3 £2,998,981 £2,500,732 £2,257,450 £1,957,505 4 £3,550,560 £3,584,541 £3,190,819 £2,648,067 4 £3,108,085 £2,650,821 £2,406,755 £2,069,536 5 £4,376,529 £4,436,147 £4,021,459 £3,398,345 5 £3,884,019 £3,349,643 £3,077,603 £2,710,417 1 £2,181,600 £1,381,493 £1,131,946 £856,156 1 £1,182,610 £971,384 £776,344 £536,070 2 £2,574,326 £1,677,900 £1,421,537 £1,121,569 2 £1,445,710 £1,218,951 £1,013,464 £756,789 25 Unit Scheme 3 £4,174,355 £2,879,769 £2,594,008 £2,113,407 400 Unit Scheme 3 £2,634,278 £2,269,294 £1,980,320 £1,670,698 4 £4,397,501 £2,994,530 £2,683,267 £2,221,792 4 £2,775,898 £2,390,617 £2,078,759 £1,759,649 5 £5,411,841 £3,753,737 £3,422,204 £2,892,999 5 £3,466,320 £3,031,966 £2,687,022 £2,326,628
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,577,606 £1,391,424 £1,512,572 £1,350,820 1 £1,755,350 £1,437,076 £1,388,032 £981,433 2 £3,028,729 £1,671,579 £1,901,298 £1,678,486 2 £2,109,240 £1,774,534 £1,740,456 £1,295,434 5 Unit Scheme 3 £4,960,330 £2,905,939 £3,343,719 £3,034,752 50 Unit Scheme 3 £3,598,308 £3,160,928 £3,080,030 £2,471,401 4 £5,315,423 £2,954,891 £3,462,084 £3,332,098 4 £3,675,109 £3,365,731 £3,184,393 £2,577,460 5 £6,556,244 £3,730,977 £4,434,271 £4,241,964 5 £4,581,435 £4,239,352 £4,074,470 £3,369,567 1 £2,079,943 £1,980,657 £1,826,478 £1,327,908 1 £1,746,086 £1,322,373 £1,089,950 £856,088 2 £2,462,921 £2,372,199 £2,221,616 £1,668,686 2 £2,109,087 £1,645,937 £1,400,082 £1,157,081 10 Unit Scheme 3 £4,083,126 £4,014,685 £3,710,619 £2,960,679 100 Unit Scheme 3 £3,598,777 £3,000,878 £2,708,940 £2,349,006 4 £4,260,672 £4,301,450 £3,828,983 £3,177,680 4 £3,729,702 £3,180,986 £2,888,105 £2,483,443 5 £5,251,834 £5,323,376 £4,825,751 £4,078,014 5 £4,660,823 £4,019,571 £3,693,124 £3,252,501 1 £2,617,921 £1,657,792 £1,358,335 £1,027,388 1 £1,419,132 £1,165,660 £931,613 £643,284 2 £3,089,191 £2,013,480 £1,705,845 £1,345,883 2 £1,734,852 £1,462,741 £1,216,157 £908,146 25 Unit Scheme 3 £5,009,226 £3,455,723 £3,112,810 £2,536,088 400 Unit Scheme 3 £3,161,134 £2,723,153 £2,376,384 £2,004,838 4 £5,277,001 £3,593,436 £3,219,920 £2,666,150 4 £3,331,078 £2,868,740 £2,494,511 £2,111,578 5 £6,494,209 £4,504,484 £4,106,645 £3,471,599 5 £4,159,584 £3,638,359 £3,224,427 £2,791,954
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,813,259 £1,212,989 £488,290 £0 1 £1,738,344 £637,075 £664,786 £293,712 2 £3,371,226 £1,606,871 £825,508 £29,978 2 £2,154,181 £940,958 £984,015 £593,433 5 Unit Scheme 3 £5,869,044 £3,732,613 £2,563,330 £1,067,351 50 Unit Scheme 3 £4,599,257 £2,495,670 £2,732,884 £2,038,512 4 £6,329,350 £4,264,157 £2,961,988 £1,478,338 4 £5,074,692 £2,956,089 £3,095,778 £2,338,069 5 £7,798,567 £5,288,710 £3,870,281 £2,127,143 5 £6,247,748 £3,800,944 £3,982,375 £3,152,631 1 £1,361,589 £1,497,546 £1,355,936 £390,066 1 £1,304,281 £1,199,573 £409,498 £401,659 2 £1,760,652 £1,894,707 £1,769,590 £703,685 2 £1,675,357 £1,575,349 £696,737 £718,782 10 Unit Scheme 3 £4,240,520 £3,820,234 £3,612,857 £2,298,110 100 Unit Scheme 3 £3,438,387 £3,438,630 £2,137,784 £2,276,628 4 £4,667,947 £4,116,145 £3,860,645 £2,620,843 4 £3,826,605 £3,768,298 £2,498,510 £2,528,822 5 £5,797,314 £5,172,493 £4,937,794 £3,451,902 5 £4,827,835 £4,783,228 £3,286,403 £3,380,334 1 £2,667,925 £1,649,433 £774,172 £609,944 1 £1,370,285 £1,015,685 £457,062 £185,988 2 £3,197,283 £2,071,617 £1,093,789 £956,526 2 £1,755,575 £1,379,819 £771,842 £484,915 25 Unit Scheme 3 £5,352,037 £4,131,393 £2,886,793 £2,390,118 400 Unit Scheme 3 £3,649,735 £3,239,087 £2,381,326 £1,989,108 4 £5,562,896 £4,501,178 £3,321,261 £2,588,225 4 £3,949,967 £3,528,002 £2,660,493 £2,230,218 5 £6,920,929 £5,637,973 £4,237,151 £3,477,597 5 £4,985,647 £4,513,814 £3,515,414 £3,036,788 cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 80:20 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £429,601 £504,788 £826,722 £885,904 £1,092,707 25 RLV /% 17.9% 20.0% 27.3% 28.4% 31.8% RLV per HA /£ £2,148,005 £2,523,941 £4,133,608 £4,429,519 £5,463,537
RLV /£ £429,601 £504,788 £826,722 £885,904 £1,092,707 5 Unit Scheme 30 RLV /% 17.9% 20.0% 27.3% 28.4% 31.8% RLV per HA /£ £2,577,606 £3,028,729 £4,960,330 £5,315,423 £6,556,244
RLV /£ £281,326 £337,123 £586,904 £632,935 £779,857 50 RLV /% 16.9% 19.3% 27.3% 28.6% 32.0% RLV per HA /£ £2,813,259 £3,371,226 £5,869,044 £6,329,350 £7,798,567
RLV /£ £693,314 £820,974 £1,361,042 £1,420,224 £1,750,611 25 RLV /% 18.0% 20.3% 27.8% 28.5% 31.9% RLV per HA /£ £1,733,286 £2,052,434 £3,402,605 £3,550,560 £4,376,529
RLV /£ £693,314 £820,974 £1,361,042 £1,420,224 £1,750,611 10 Unit Scheme 30 RLV /% 18.0% 20.3% 27.8% 28.5% 31.9% RLV per HA /£ £2,079,943 £2,462,921 £4,083,126 £4,260,672 £5,251,834
RLV /£ £272,318 £352,130 £848,104 £933,589 £1,159,463 50 RLV /% 11.4% 14.1% 25.8% 27.4% 30.9% RLV per HA /£ £1,361,589 £1,760,652 £4,240,520 £4,667,947 £5,797,314
RLV /£ £2,181,600 £2,574,326 £4,174,355 £4,397,501 £5,411,841 25 RLV /% 17.9% 20.1% 27.1% 27.9% 31.2% RLV per HA /£ £2,181,600 £2,574,326 £4,174,355 £4,397,501 £5,411,841
RLV /£ £2,181,600 £2,574,326 £4,174,355 £4,397,501 £5,411,841 25 Unit Scheme 30 RLV /% 17.9% 20.1% 27.1% 27.9% 31.2% RLV per HA /£ £2,617,921 £3,089,191 £5,009,226 £5,277,001 £6,494,209
RLV /£ £1,333,963 £1,598,641 £2,676,019 £2,781,448 £3,460,464 50 RLV /% 16.2% 18.5% 25.7% 26.3% 29.8% RLV per HA /£ £2,667,925 £3,197,283 £5,352,037 £5,562,896 £6,920,929
RLV /£ £2,925,583 £3,515,400 £5,997,179 £6,125,181 £7,635,725 25 RLV /% 15.3% 17.5% 24.6% 24.9% 28.3% RLV per HA /£ £1,462,791 £1,757,700 £2,998,590 £3,062,590 £3,817,862
RLV /£ £2,925,583 £3,515,400 £5,997,179 £6,125,181 £7,635,725 50 Unit Scheme 30 RLV /% 15.3% 17.5% 24.6% 24.9% 28.3% RLV per HA /£ £1,755,350 £2,109,240 £3,598,308 £3,675,109 £4,581,435
RLV /£ £1,738,344 £2,154,181 £4,599,257 £5,074,692 £6,247,748 50 RLV /% 12.9% 15.2% 25.1% 26.6% 29.7% RLV per HA /£ £1,738,344 £2,154,181 £4,599,257 £5,074,692 £6,247,748
RLV /£ £5,820,285 £7,030,289 £11,995,924 £12,432,340 £15,536,078 25 RLV /% 14.2% 16.3% 23.2% 23.7% 26.9% RLV per HA /£ £1,455,071 £1,757,572 £2,998,981 £3,108,085 £3,884,019
RLV /£ £5,820,285 £7,030,289 £11,995,924 £12,432,340 £15,536,078 100 Unit Scheme 30 RLV /% 14.2% 16.3% 23.2% 23.7% 26.9% RLV per HA /£ £1,746,086 £2,109,087 £3,598,777 £3,729,702 £4,660,823
RLV /£ £2,608,562 £3,350,713 £6,876,773 £7,653,210 £9,655,671 50 RLV /% 10.4% 12.7% 21.1% 22.6% 25.9% RLV per HA /£ £1,304,281 £1,675,357 £3,438,387 £3,826,605 £4,827,835
RLV /£ £18,921,759 £23,131,357 £42,148,455 £44,414,371 £55,461,123 25 RLV /% 13.3% 15.5% 23.0% 23.7% 26.9% RLV per HA /£ £1,182,610 £1,445,710 £2,634,278 £2,775,898 £3,466,320
RLV /£ £18,921,759 £23,131,357 £42,148,455 £44,414,371 £55,461,123 400 Unit Scheme 30 RLV /% 13.3% 15.5% 23.0% 23.7% 26.9% RLV per HA /£ £1,419,132 £1,734,852 £3,161,134 £3,331,078 £4,159,584
RLV /£ £10,962,282 £14,044,601 £29,197,877 £31,599,738 £39,885,180 50 RLV /% 10.5% 12.8% 21.4% 22.5% 25.8% RLV per HA /£ £1,370,285 £1,755,575 £3,649,735 £3,949,967 £4,985,647 cont.
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £231,904 £278,597 £484,323 £492,482 £621,829 25 RLV /% 15.3% 17.5% 25.3% 25.4% 29.2% RLV per HA /£ £1,159,520 £1,392,983 £2,421,616 £2,462,409 £3,109,147
RLV /£ £231,904 £278,597 £484,323 £492,482 £621,829 5 Unit Scheme 30 RLV /% 15.3% 17.5% 25.3% 25.4% 29.2% RLV per HA /£ £1,391,424 £1,671,579 £2,905,939 £2,954,891 £3,730,977
RLV /£ £121,299 £160,687 £373,261 £426,416 £528,871 50 RLV /% 10.7% 13.5% 24.5% 26.6% 30.0% RLV per HA /£ £1,212,989 £1,606,871 £3,732,613 £4,264,157 £5,288,710
RLV /£ £660,219 £790,733 £1,338,228 £1,433,817 £1,774,459 25 RLV /% 17.0% 19.3% 27.1% 28.2% 31.7% RLV per HA /£ £1,650,547 £1,976,833 £3,345,571 £3,584,541 £4,436,147
RLV /£ £660,219 £790,733 £1,338,228 £1,433,817 £1,774,459 10 Unit Scheme 30 RLV /% 17.0% 19.3% 27.1% 28.2% 31.7% RLV per HA /£ £1,980,657 £2,372,199 £4,014,685 £4,301,450 £5,323,376
RLV /£ £299,509 £378,941 £764,047 £823,229 £1,034,499 50 RLV /% 12.8% 15.4% 24.9% 26.1% 29.8% RLV per HA /£ £1,497,546 £1,894,707 £3,820,234 £4,116,145 £5,172,493
RLV /£ £1,381,493 £1,677,900 £2,879,769 £2,994,530 £3,753,737 25 RLV /% 15.2% 17.5% 25.0% 25.6% 29.2% RLV per HA /£ £1,381,493 £1,677,900 £2,879,769 £2,994,530 £3,753,737
RLV /£ £1,381,493 £1,677,900 £2,879,769 £2,994,530 £3,753,737 25 Unit Scheme 30 RLV /% 15.2% 17.5% 25.0% 25.6% 29.2% RLV per HA /£ £1,657,792 £2,013,480 £3,455,723 £3,593,436 £4,504,484
RLV /£ £824,716 £1,035,809 £2,065,697 £2,250,589 £2,818,986 50 RLV /% 12.7% 15.2% 24.4% 25.7% 29.2% RLV per HA /£ £1,649,433 £2,071,617 £4,131,393 £4,501,178 £5,637,973
RLV /£ £2,395,127 £2,957,556 £5,268,214 £5,609,552 £7,065,586 25 RLV /% 13.2% 15.6% 23.0% 23.9% 27.4% RLV per HA /£ £1,197,563 £1,478,778 £2,634,107 £2,804,776 £3,532,793
RLV /£ £2,395,127 £2,957,556 £5,268,214 £5,609,552 £7,065,586 50 Unit Scheme 30 RLV /% 13.2% 15.6% 23.0% 23.9% 27.4% RLV per HA /£ £1,437,076 £1,774,534 £3,160,928 £3,365,731 £4,239,352
RLV /£ £637,075 £940,958 £2,495,670 £2,956,089 £3,800,944 50 RLV /% 6.5% 9.2% 19.4% 21.7% 25.4% RLV per HA /£ £637,075 £940,958 £2,495,670 £2,956,089 £3,800,944
RLV /£ £4,407,911 £5,486,457 £10,002,927 £10,603,286 £13,398,571 25 RLV /% 12.2% 14.5% 21.8% 22.6% 26.0% RLV per HA /£ £1,101,978 £1,371,614 £2,500,732 £2,650,821 £3,349,643
RLV /£ £4,407,911 £5,486,457 £10,002,927 £10,603,286 £13,398,571 100 Unit Scheme 30 RLV /% 12.2% 14.5% 21.8% 22.6% 26.0% RLV per HA /£ £1,322,373 £1,645,937 £3,000,878 £3,180,986 £4,019,571
RLV /£ £2,399,146 £3,150,699 £6,877,260 £7,536,595 £9,566,457 50 RLV /% 9.5% 11.9% 20.9% 22.1% 25.5% RLV per HA /£ £1,199,573 £1,575,349 £3,438,630 £3,768,298 £4,783,228
RLV /£ £15,542,139 £19,503,211 £36,308,700 £38,249,872 £48,511,457 25 RLV /% 11.7% 14.0% 21.5% 22.2% 25.6% RLV per HA /£ £971,384 £1,218,951 £2,269,294 £2,390,617 £3,031,966
RLV /£ £15,542,139 £19,503,211 £36,308,700 £38,249,872 £48,511,457 400 Unit Scheme 30 RLV /% 11.7% 14.0% 21.5% 22.2% 25.6% RLV per HA /£ £1,165,660 £1,462,741 £2,723,153 £2,868,740 £3,638,359
RLV /£ £8,125,481 £11,038,555 £25,912,695 £28,224,015 £36,110,515 50 RLV /% 8.3% 10.8% 20.2% 21.3% 24.8% RLV per HA /£ £1,015,685 £1,379,819 £3,239,087 £3,528,002 £4,513,814 cont.
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £252,095 £316,883 £557,287 £577,014 £739,045 25 RLV /% 13.3% 15.9% 23.5% 24.0% 28.0% RLV per HA /£ £1,260,477 £1,584,415 £2,786,433 £2,885,070 £3,695,226
RLV /£ £252,095 £316,883 £557,287 £577,014 £739,045 5 Unit Scheme 30 RLV /% 13.3% 15.9% 23.5% 24.0% 28.0% RLV per HA /£ £1,512,572 £1,901,298 £3,343,719 £3,462,084 £4,434,271
RLV /£ £48,829 £82,551 £256,333 £296,199 £387,028 50 RLV /% 5.1% 8.2% 20.1% 22.2% 26.4% RLV per HA /£ £488,290 £825,508 £2,563,330 £2,961,988 £3,870,281
RLV /£ £608,826 £740,539 £1,236,873 £1,276,328 £1,608,584 25 RLV /% 15.7% 18.2% 25.5% 26.0% 29.8% RLV per HA /£ £1,522,065 £1,851,347 £3,092,182 £3,190,819 £4,021,459
RLV /£ £608,826 £740,539 £1,236,873 £1,276,328 £1,608,584 10 Unit Scheme 30 RLV /% 15.7% 18.2% 25.5% 26.0% 29.8% RLV per HA /£ £1,826,478 £2,221,616 £3,710,619 £3,828,983 £4,825,751
RLV /£ £271,187 £353,918 £722,571 £772,129 £987,559 50 RLV /% 11.2% 14.0% 23.2% 24.3% 28.2% RLV per HA /£ £1,355,936 £1,769,590 £3,612,857 £3,860,645 £4,937,794
RLV /£ £1,131,946 £1,421,537 £2,594,008 £2,683,267 £3,422,204 25 RLV /% 12.8% 15.4% 23.3% 23.8% 27.6% RLV per HA /£ £1,131,946 £1,421,537 £2,594,008 £2,683,267 £3,422,204
RLV /£ £1,131,946 £1,421,537 £2,594,008 £2,683,267 £3,422,204 25 Unit Scheme 30 RLV /% 12.8% 15.4% 23.3% 23.8% 27.6% RLV per HA /£ £1,358,335 £1,705,845 £3,112,810 £3,219,920 £4,106,645
RLV /£ £387,086 £546,894 £1,443,397 £1,660,631 £2,118,575 50 RLV /% 7.8% 10.4% 21.7% 23.8% 27.6% RLV per HA /£ £774,172 £1,093,789 £2,886,793 £3,321,261 £4,237,151
RLV /£ £2,313,387 £2,900,761 £5,133,384 £5,307,322 £6,790,784 25 RLV /% 12.4% 14.8% 22.0% 22.4% 26.1% RLV per HA /£ £1,156,693 £1,450,380 £2,566,692 £2,653,661 £3,395,392
RLV /£ £2,313,387 £2,900,761 £5,133,384 £5,307,322 £6,790,784 50 Unit Scheme 30 RLV /% 12.4% 14.8% 22.0% 22.4% 26.1% RLV per HA /£ £1,388,032 £1,740,456 £3,080,030 £3,184,393 £4,074,470
RLV /£ £664,786 £984,015 £2,732,884 £3,095,778 £3,982,375 50 RLV /% 6.5% 9.2% 20.2% 21.9% 25.6% RLV per HA /£ £664,786 £984,015 £2,732,884 £3,095,778 £3,982,375
RLV /£ £3,633,166 £4,666,940 £9,029,800 £9,627,018 £12,310,413 25 RLV /% 10.6% 13.0% 20.7% 21.6% 25.1% RLV per HA /£ £908,291 £1,166,735 £2,257,450 £2,406,755 £3,077,603
RLV /£ £3,633,166 £4,666,940 £9,029,800 £9,627,018 £12,310,413 100 Unit Scheme 30 RLV /% 10.6% 13.0% 20.7% 21.6% 25.1% RLV per HA /£ £1,089,950 £1,400,082 £2,708,940 £2,888,105 £3,693,124
RLV /£ £818,997 £1,393,473 £4,275,568 £4,997,020 £6,572,806 50 RLV /% 4.3% 7.0% 17.1% 19.1% 22.8% RLV per HA /£ £409,498 £696,737 £2,137,784 £2,498,510 £3,286,403
RLV /£ £12,421,502 £16,215,424 £31,685,124 £33,260,141 £42,992,357 25 RLV /% 9.9% 12.3% 19.9% 20.6% 24.2% RLV per HA /£ £776,344 £1,013,464 £1,980,320 £2,078,759 £2,687,022
RLV /£ £12,421,502 £16,215,424 £31,685,124 £33,260,141 £42,992,357 400 Unit Scheme 30 RLV /% 9.9% 12.3% 19.9% 20.6% 24.2% RLV per HA /£ £931,613 £1,216,157 £2,376,384 £2,494,511 £3,224,427
RLV /£ £3,656,494 £6,174,735 £19,050,607 £21,283,947 £28,123,310 50 RLV /% 4.4% 7.0% 17.3% 18.7% 22.5% RLV per HA /£ £457,062 £771,842 £2,381,326 £2,660,493 £3,515,414 cont.
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £225,137 £279,748 £505,792 £555,350 £706,994 25 RLV /% 13.2% 15.6% 23.6% 25.1% 29.0% RLV per HA /£ £1,125,683 £1,398,739 £2,528,960 £2,776,748 £3,534,970
RLV /£ £225,137 £279,748 £505,792 £555,350 £706,994 5 Unit Scheme 30 RLV /% 13.2% 15.6% 23.6% 25.1% 29.0% RLV per HA /£ £1,350,820 £1,678,486 £3,034,752 £3,332,098 £4,241,964
RLV /£ £0 £2,998 £106,735 £147,834 £212,714 50 RLV /% 0.0% 0.4% 12.1% 15.7% 20.5% RLV per HA /£ £0 £29,978 £1,067,351 £1,478,338 £2,127,143
RLV /£ £442,636 £556,229 £986,893 £1,059,227 £1,359,338 25 RLV /% 12.9% 15.4% 23.1% 24.2% 28.2% RLV per HA /£ £1,106,590 £1,390,571 £2,467,233 £2,648,067 £3,398,345
RLV /£ £442,636 £556,229 £986,893 £1,059,227 £1,359,338 10 Unit Scheme 30 RLV /% 12.9% 15.4% 23.1% 24.2% 28.2% RLV per HA /£ £1,327,908 £1,668,686 £2,960,679 £3,177,680 £4,078,014
RLV /£ £78,013 £140,737 £459,622 £524,169 £690,380 50 RLV /% 4.4% 7.6% 19.7% 21.6% 25.8% RLV per HA /£ £390,066 £703,685 £2,298,110 £2,620,843 £3,451,902
RLV /£ £856,156 £1,121,569 £2,113,407 £2,221,792 £2,892,999 25 RLV /% 10.7% 13.4% 21.3% 22.0% 26.0% RLV per HA /£ £856,156 £1,121,569 £2,113,407 £2,221,792 £2,892,999
RLV /£ £856,156 £1,121,569 £2,113,407 £2,221,792 £2,892,999 25 Unit Scheme 30 RLV /% 10.7% 13.4% 21.3% 22.0% 26.0% RLV per HA /£ £1,027,388 £1,345,883 £2,536,088 £2,666,150 £3,471,599
RLV /£ £304,972 £478,263 £1,195,059 £1,294,112 £1,738,799 50 RLV /% 5.9% 8.8% 18.3% 19.3% 23.6% RLV per HA /£ £609,944 £956,526 £2,390,118 £2,588,225 £3,477,597
RLV /£ £1,635,722 £2,159,056 £4,119,002 £4,295,766 £5,615,945 25 RLV /% 9.9% 12.5% 20.1% 20.7% 24.6% RLV per HA /£ £817,861 £1,079,528 £2,059,501 £2,147,883 £2,807,973
RLV /£ £1,635,722 £2,159,056 £4,119,002 £4,295,766 £5,615,945 50 Unit Scheme 30 RLV /% 9.9% 12.5% 20.1% 20.7% 24.6% RLV per HA /£ £981,433 £1,295,434 £2,471,401 £2,577,460 £3,369,567
RLV /£ £293,712 £593,433 £2,038,512 £2,338,069 £3,152,631 50 RLV /% 3.1% 5.9% 16.5% 18.2% 22.3% RLV per HA /£ £293,712 £593,433 £2,038,512 £2,338,069 £3,152,631
RLV /£ £2,853,627 £3,856,935 £7,830,018 £8,278,145 £10,841,669 25 RLV /% 8.7% 11.2% 19.0% 19.7% 23.4% RLV per HA /£ £713,407 £964,234 £1,957,505 £2,069,536 £2,710,417
RLV /£ £2,853,627 £3,856,935 £7,830,018 £8,278,145 £10,841,669 100 Unit Scheme 30 RLV /% 8.7% 11.2% 19.0% 19.7% 23.4% RLV per HA /£ £856,088 £1,157,081 £2,349,006 £2,483,443 £3,252,501
RLV /£ £803,318 £1,437,565 £4,553,256 £5,057,645 £6,760,668 50 RLV /% 3.9% 6.6% 16.8% 18.1% 22.0% RLV per HA /£ £401,659 £718,782 £2,276,628 £2,528,822 £3,380,334
RLV /£ £8,577,114 £12,108,616 £26,731,169 £28,154,379 £37,226,049 25 RLV /% 7.4% 10.0% 18.3% 18.9% 22.7% RLV per HA /£ £536,070 £756,789 £1,670,698 £1,759,649 £2,326,628
RLV /£ £8,577,114 £12,108,616 £26,731,169 £28,154,379 £37,226,049 400 Unit Scheme 30 RLV /% 7.4% 10.0% 18.3% 18.9% 22.7% RLV per HA /£ £643,284 £908,146 £2,004,838 £2,111,578 £2,791,954
RLV /£ £1,487,901 £3,879,321 £15,912,867 £17,841,743 £24,294,303 50 RLV /% 1.9% 4.7% 15.5% 16.8% 20.8% RLV per HA /£ £185,988 £484,915 £1,989,108 £2,230,218 £3,036,788 Appendix 12B: Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Table 1: Summary of Residual Land Value (£) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £513,112 £362,433 £193,692 £257,700 1 £3,000,747 £2,575,343 £2,141,026 £1,778,818 2 £602,952 £437,291 £245,551 £318,790 2 £3,596,151 £3,144,163 £2,676,369 £2,304,613 5 Unit Scheme 3 £970,692 £734,314 £483,574 £548,648 50 Unit Scheme 3 £5,930,352 £5,582,987 £4,853,589 £4,312,220 4 £1,049,602 £803,599 £534,723 £588,102 4 £6,107,116 £5,826,799 £5,103,497 £4,513,366 5 £1,284,615 £997,524 £670,781 £743,170 5 £7,619,591 £7,299,341 £6,478,845 £5,845,802 1 £921,077 £818,875 £482,099 £481,255 1 £5,740,846 £4,062,093 £3,011,023 £2,723,565 2 £1,084,719 £974,321 £595,316 £602,749 2 £6,930,689 £5,074,858 £3,904,135 £3,665,947 10 Unit Scheme 3 £1,749,940 £1,616,541 £1,025,595 £1,051,127 100 Unit Scheme 3 £11,937,928 £9,271,044 £7,874,418 £7,390,602 4 £1,858,680 £1,741,481 £1,065,049 £1,090,582 4 £12,517,581 £9,654,765 £8,433,791 £7,698,207 5 £2,282,758 £2,147,309 £1,351,562 £1,396,198 5 £15,596,948 £12,256,950 £10,776,306 £10,093,755 1 £1,622,651 £1,285,206 £1,127,847 £987,932 1 £20,897,093 £16,878,614 £13,485,344 £10,873,455 2 £1,929,315 £1,570,708 £1,411,992 £1,260,484 2 £25,310,084 £20,982,517 £17,358,693 £14,575,813 25 Unit Scheme 3 £3,183,193 £2,733,993 £2,675,553 £2,255,802 400 Unit Scheme 3 £44,392,322 £38,503,987 £33,283,109 £30,033,971 4 £3,342,583 £2,810,500 £2,854,070 £2,294,055 4 £46,450,596 £40,480,290 £34,852,697 £31,486,456 5 £4,133,585 £3,538,943 £3,599,447 £2,973,603 5 £57,913,653 £51,118,828 £44,797,135 £41,004,877
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £513,112 £362,433 £193,692 £257,700 1 £3,000,747 £2,575,343 £2,141,026 £1,778,818 2 £602,952 £437,291 £245,551 £318,790 2 £3,596,151 £3,144,163 £2,676,369 £2,304,613 5 Unit Scheme 3 £970,692 £734,314 £483,574 £548,648 50 Unit Scheme 3 £5,930,352 £5,582,987 £4,853,589 £4,312,220 4 £1,049,602 £803,599 £534,723 £588,102 4 £6,107,116 £5,826,799 £5,103,497 £4,513,366 5 £1,284,615 £997,524 £670,781 £743,170 5 £7,619,591 £7,299,341 £6,478,845 £5,845,802 1 £921,077 £818,875 £482,099 £481,255 1 £5,740,846 £4,062,093 £3,011,023 £2,723,565 2 £1,084,719 £974,321 £595,316 £602,749 2 £6,930,689 £5,074,858 £3,904,135 £3,665,947 10 Unit Scheme 3 £1,749,940 £1,616,541 £1,025,595 £1,051,127 100 Unit Scheme 3 £11,937,928 £9,271,044 £7,874,418 £7,390,602 4 £1,858,680 £1,741,481 £1,065,049 £1,090,582 4 £12,517,581 £9,654,765 £8,433,791 £7,698,207 5 £2,282,758 £2,147,309 £1,351,562 £1,396,198 5 £15,596,948 £12,256,950 £10,776,306 £10,093,755 1 £1,622,651 £1,285,206 £1,127,847 £987,932 1 £20,897,093 £16,878,614 £13,485,344 £10,873,455 2 £1,929,315 £1,570,708 £1,411,992 £1,260,484 2 £25,310,084 £20,982,517 £17,358,693 £14,575,813 25 Unit Scheme 3 £3,183,193 £2,733,993 £2,675,553 £2,255,802 400 Unit Scheme 3 £44,392,322 £38,503,987 £33,283,109 £30,033,971 4 £3,342,583 £2,810,500 £2,854,070 £2,294,055 4 £46,450,596 £40,480,290 £34,852,697 £31,486,456 5 £4,133,585 £3,538,943 £3,599,447 £2,973,603 5 £57,913,653 £51,118,828 £44,797,135 £41,004,877
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £281,326 £121,299 £171,589 £60,783 1 £1,524,834 £1,055,539 £707,907 £578,881 2 £337,123 £160,687 £220,440 £97,672 2 £1,922,662 £1,412,457 £1,036,363 £924,680 5 Unit Scheme 3 £586,904 £373,261 £432,644 £257,675 50 Unit Scheme 3 £3,816,542 £3,412,015 £2,593,492 £2,632,197 4 £632,935 £426,416 £449,497 £287,816 4 £4,161,149 £3,778,177 £2,910,892 £2,931,754 5 £779,857 £528,871 £571,715 £382,768 5 £5,227,770 £4,770,383 £3,793,211 £3,863,530 1 £304,565 £237,985 £256,617 £223,296 1 £2,491,390 £1,667,450 £1,811,747 £1,204,075 2 £385,327 £312,939 £336,573 £301,835 2 £3,230,303 £2,333,036 £2,540,246 £1,897,445 10 Unit Scheme 3 £828,228 £725,454 £742,327 £687,888 100 Unit Scheme 3 £7,305,730 £5,608,141 £6,214,206 £5,212,330 4 £920,289 £821,042 £794,934 £733,919 4 £8,038,041 £6,261,621 £6,820,845 £5,643,743 5 £1,143,532 £1,039,298 £1,008,543 £951,222 5 £10,084,183 £8,063,545 £8,790,254 £7,484,263 1 £1,046,767 £645,833 £705,356 £365,879 1 £10,287,779 £9,258,076 £6,592,930 £4,845,835 2 £1,283,977 £844,272 £912,646 £538,106 2 £13,250,674 £12,251,986 £9,476,279 £7,626,424 25 Unit Scheme 3 £2,453,162 £1,822,261 £1,910,992 £1,360,454 400 Unit Scheme 3 £28,488,509 £27,108,325 £23,456,061 £21,280,715 4 £2,612,552 £1,914,939 £2,041,924 £1,475,678 4 £31,209,684 £29,172,294 £25,287,104 £22,889,691 5 £3,247,931 £2,442,139 £2,593,392 £1,941,507 5 £39,282,298 £37,202,773 £32,968,712 £30,294,739 cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1a: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1b: Summary of Residual Land Value (£) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1c: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1d: Summary of Residual Land Value (£) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£70,000,000
£60,000,000
£50,000,000
£40,000,000
£30,000,000
£20,000,000
£10,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1e: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 1f: Summary of Residual Land Value (£) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£45,000,000
£40,000,000
£35,000,000
£30,000,000
£25,000,000
£20,000,000
£15,000,000
£10,000,000
£5,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Table 2: Summary of Residual Land Value (as % of GDV) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 18.9% 16.4% 13.1% 14.7% 1 15.5% 14.1% 12.6% 10.8% 2 21.2% 18.9% 15.8% 17.3% 2 17.7% 16.4% 15.0% 13.3% 5 Unit Scheme 3 28.3% 26.4% 25.1% 25.0% 50 Unit Scheme 3 24.4% 24.0% 22.6% 20.9% 4 29.6% 27.8% 26.6% 26.1% 4 24.8% 24.6% 23.3% 21.6% 5 32.9% 31.4% 30.4% 29.9% 5 28.2% 28.0% 26.9% 25.4% 1 18.7% 17.7% 14.5% 13.6% 1 14.3% 12.0% 10.2% 8.8% 2 21.0% 20.0% 17.0% 16.3% 2 16.4% 14.3% 12.6% 11.3% 10 Unit Scheme 3 28.1% 27.6% 24.6% 24.0% 100 Unit Scheme 3 23.4% 21.6% 20.8% 19.1% 4 29.1% 28.7% 25.2% 24.5% 4 24.0% 22.1% 21.7% 19.6% 5 32.5% 32.2% 29.1% 28.5% 5 27.2% 25.6% 25.2% 23.4% 1 17.0% 14.6% 13.1% 12.1% 1 14.0% 12.3% 10.5% 9.0% 2 19.3% 17.0% 15.6% 14.7% 2 16.1% 14.5% 12.9% 11.5% 25 Unit Scheme 3 26.4% 24.7% 24.2% 22.2% 400 Unit Scheme 3 23.3% 22.0% 20.5% 19.6% 4 27.2% 25.1% 25.2% 22.5% 4 23.9% 22.7% 21.2% 20.2% 5 30.6% 28.7% 28.8% 26.5% 5 27.1% 26.1% 24.7% 23.9%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 18.9% 16.4% 13.1% 14.7% 1 15.5% 14.1% 12.6% 10.8% 2 21.2% 18.9% 15.8% 17.3% 2 17.7% 16.4% 15.0% 13.3% 5 Unit Scheme 3 28.3% 26.4% 25.1% 25.0% 50 Unit Scheme 3 24.4% 24.0% 22.6% 20.9% 4 29.6% 27.8% 26.6% 26.1% 4 24.8% 24.6% 23.3% 21.6% 5 32.9% 31.4% 30.4% 29.9% 5 28.2% 28.0% 26.9% 25.4% 1 18.7% 17.7% 14.5% 13.6% 1 14.3% 12.0% 10.2% 8.8% 2 21.0% 20.0% 17.0% 16.3% 2 16.4% 14.3% 12.6% 11.3% 10 Unit Scheme 3 28.1% 27.6% 24.6% 24.0% 100 Unit Scheme 3 23.4% 21.6% 20.8% 19.1% 4 29.1% 28.7% 25.2% 24.5% 4 24.0% 22.1% 21.7% 19.6% 5 32.5% 32.2% 29.1% 28.5% 5 27.2% 25.6% 25.2% 23.4% 1 17.0% 14.6% 13.1% 12.1% 1 14.0% 12.3% 10.5% 9.0% 2 19.3% 17.0% 15.6% 14.7% 2 16.1% 14.5% 12.9% 11.5% 25 Unit Scheme 3 26.4% 24.7% 24.2% 22.2% 400 Unit Scheme 3 23.3% 22.0% 20.5% 19.6% 4 27.2% 25.1% 25.2% 22.5% 4 23.9% 22.7% 21.2% 20.2% 5 30.6% 28.7% 28.8% 26.5% 5 27.1% 26.1% 24.7% 23.9%
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 16.9% 10.7% 11.9% 5.9% 1 11.8% 9.2% 6.8% 5.3% 2 19.3% 13.5% 14.5% 9.0% 2 14.2% 11.7% 9.5% 8.1% 5 Unit Scheme 3 27.3% 24.5% 23.5% 19.5% 50 Unit Scheme 3 22.7% 22.2% 19.2% 18.6% 4 28.6% 26.6% 24.1% 21.0% 4 24.0% 23.7% 20.7% 20.0% 5 32.0% 30.0% 27.8% 25.4% 5 27.4% 27.1% 24.5% 24.0% 1 12.6% 10.1% 11.0% 9.3% 1 10.0% 7.5% 7.5% 5.3% 2 15.2% 12.7% 13.7% 12.0% 2 12.3% 10.0% 10.0% 8.0% 10 Unit Scheme 3 25.6% 23.3% 24.2% 22.2% 100 Unit Scheme 3 21.9% 19.3% 19.6% 17.7% 4 27.3% 25.2% 25.2% 23.1% 4 23.2% 20.7% 20.9% 18.7% 5 30.8% 29.0% 29.1% 27.3% 5 26.5% 24.3% 24.5% 22.6% 1 14.2% 10.6% 11.2% 6.9% 1 10.3% 9.2% 6.9% 5.3% 2 16.6% 13.2% 13.8% 9.7% 2 12.6% 11.6% 9.5% 8.0% 25 Unit Scheme 3 25.5% 22.9% 23.3% 20.0% 400 Unit Scheme 3 21.6% 20.7% 18.9% 18.0% 4 26.5% 23.6% 24.3% 21.1% 4 22.8% 21.7% 19.9% 18.9% 5 29.9% 27.4% 28.1% 25.2% 5 26.1% 25.1% 23.5% 22.7% cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2a: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2b: Summary of Residual Land Value (%) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2c: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2d: Summary of Residual Land Value (%) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2e: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
35.0%
30.0%
25.0%
20.0%
15.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 2f: Summary of Residual Land Value (%) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
30.0%
28.0%
26.0%
24.0%
22.0%
20.0%
18.0%
16.0%
14.0%
12.0%
10.0% 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Table 3: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Scenario / 10% Affordable at 25 20% Affordable at 25 30% Affordable at 25 40% Affordable at 25 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,565,562 £1,812,165 £968,458 £1,288,500 1 £1,500,374 £1,287,671 £1,070,513 £889,409 2 £3,014,761 £2,186,453 £1,227,754 £1,593,949 2 £1,798,076 £1,572,081 £1,338,185 £1,152,306 5 Unit Scheme 3 £4,853,462 £3,671,571 £2,417,872 £2,743,238 50 Unit Scheme 3 £2,965,176 £2,791,493 £2,426,795 £2,156,110 4 £5,248,010 £4,017,996 £2,673,613 £2,940,512 4 £3,053,558 £2,913,400 £2,551,749 £2,256,683 5 £6,423,073 £4,987,622 £3,353,903 £3,715,851 5 £3,809,795 £3,649,671 £3,239,422 £2,922,901 1 £2,302,694 £2,047,186 £1,205,247 £1,203,138 1 £1,435,211 £1,015,523 £752,756 £680,891 2 £2,711,799 £2,435,802 £1,488,290 £1,506,872 2 £1,732,672 £1,268,714 £976,034 £916,487 10 Unit Scheme 3 £4,374,850 £4,041,353 £2,563,986 £2,627,817 100 Unit Scheme 3 £2,984,482 £2,317,761 £1,968,604 £1,847,651 4 £4,646,699 £4,353,703 £2,662,623 £2,726,454 4 £3,129,395 £2,413,691 £2,108,448 £1,924,552 5 £5,706,894 £5,368,273 £3,378,904 £3,490,495 5 £3,899,237 £3,064,237 £2,694,076 £2,523,439 1 £1,622,651 £1,285,206 £1,127,847 £987,932 1 £1,306,068 £1,054,913 £842,834 £679,591 2 £1,929,315 £1,570,708 £1,411,992 £1,260,484 2 £1,581,880 £1,311,407 £1,084,918 £910,988 25 Unit Scheme 3 £3,183,193 £2,733,993 £2,675,553 £2,255,802 400 Unit Scheme 3 £2,774,520 £2,406,499 £2,080,194 £1,877,123 4 £3,342,583 £2,810,500 £2,854,070 £2,294,055 4 £2,903,162 £2,530,018 £2,178,294 £1,967,904 5 £4,133,585 £3,538,943 £3,599,447 £2,973,603 5 £3,619,603 £3,194,927 £2,799,821 £2,562,805
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Scenario / 10% Affordable at 30 20% Affordable at 30 30% Affordable at 30 40% Affordable at 30 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £3,078,675 £2,174,598 £1,162,149 £1,546,200 1 £1,800,448 £1,545,206 £1,284,616 £1,067,291 2 £3,617,714 £2,623,744 £1,473,304 £1,912,738 2 £2,157,691 £1,886,498 £1,605,822 £1,382,768 5 Unit Scheme 3 £5,824,155 £4,405,886 £2,901,447 £3,291,885 50 Unit Scheme 3 £3,558,211 £3,349,792 £2,912,154 £2,587,332 4 £6,297,612 £4,821,596 £3,208,335 £3,528,614 4 £3,664,270 £3,496,080 £3,062,098 £2,708,019 5 £7,707,688 £5,985,146 £4,024,683 £4,459,021 5 £4,571,754 £4,379,605 £3,887,307 £3,507,481 1 £2,763,232 £2,456,624 £1,446,297 £1,443,766 1 £1,722,254 £1,218,628 £903,307 £817,069 2 £3,254,158 £2,922,963 £1,785,948 £1,808,247 2 £2,079,207 £1,522,457 £1,171,240 £1,099,784 10 Unit Scheme 3 £5,249,820 £4,849,623 £3,076,784 £3,153,380 100 Unit Scheme 3 £3,581,378 £2,781,313 £2,362,325 £2,217,181 4 £5,576,039 £5,224,444 £3,195,148 £3,271,745 4 £3,755,274 £2,896,430 £2,530,137 £2,309,462 5 £6,848,273 £6,441,928 £4,054,685 £4,188,594 5 £4,679,084 £3,677,085 £3,232,892 £3,028,126 1 £1,947,181 £1,542,248 £1,353,417 £1,185,518 1 £1,567,282 £1,265,896 £1,011,401 £815,509 2 £2,315,178 £1,884,850 £1,694,391 £1,512,581 2 £1,898,256 £1,573,689 £1,301,902 £1,093,186 25 Unit Scheme 3 £3,819,832 £3,280,791 £3,210,663 £2,706,962 400 Unit Scheme 3 £3,329,424 £2,887,799 £2,496,233 £2,252,548 4 £4,011,100 £3,372,600 £3,424,883 £2,752,866 4 £3,483,795 £3,036,022 £2,613,952 £2,361,484 5 £4,960,302 £4,246,732 £4,319,337 £3,568,323 5 £4,343,524 £3,833,912 £3,359,785 £3,075,366
Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Development Residual Land Value - Residual Land Value - Residual Land Value - Residual Land Value - Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Scenario / 10% Affordable at 50 20% Affordable at 50 30% Affordable at 50 40% Affordable at 50 Threshold Value Point dph /£ dph /£ dph /£ dph /£ Threshold Value Point dph /£ dph /£ dph /£ dph /£ 1 £2,813,259 £1,212,989 £1,715,887 £607,827 1 £1,524,834 £1,055,539 £707,907 £578,881 2 £3,371,226 £1,606,871 £2,204,403 £976,722 2 £1,922,662 £1,412,457 £1,036,363 £924,680 5 Unit Scheme 3 £5,869,044 £3,732,613 £4,326,443 £2,576,755 50 Unit Scheme 3 £3,816,542 £3,412,015 £2,593,492 £2,632,197 4 £6,329,350 £4,264,157 £4,494,967 £2,878,164 4 £4,161,149 £3,778,177 £2,910,892 £2,931,754 5 £7,798,567 £5,288,710 £5,717,146 £3,827,682 5 £5,227,770 £4,770,383 £3,793,211 £3,863,530 1 £1,522,825 £1,189,924 £1,283,086 £1,116,482 1 £1,245,695 £833,725 £905,873 £602,037 2 £1,926,634 £1,564,693 £1,682,863 £1,509,177 2 £1,615,152 £1,166,518 £1,270,123 £948,722 10 Unit Scheme 3 £4,141,140 £3,627,270 £3,711,636 £3,439,440 100 Unit Scheme 3 £3,652,865 £2,804,071 £3,107,103 £2,606,165 4 £4,601,446 £4,105,211 £3,974,668 £3,669,593 4 £4,019,021 £3,130,811 £3,410,423 £2,821,872 5 £5,717,661 £5,196,488 £5,042,713 £4,756,109 5 £5,042,091 £4,031,773 £4,395,127 £3,742,131 1 £2,093,535 £1,291,665 £1,410,712 £731,758 1 £1,285,972 £1,157,260 £824,116 £605,729 2 £2,567,954 £1,688,544 £1,825,293 £1,076,213 2 £1,656,334 £1,531,498 £1,184,535 £953,303 25 Unit Scheme 3 £4,906,323 £3,644,523 £3,821,985 £2,720,908 400 Unit Scheme 3 £3,561,064 £3,388,541 £2,932,008 £2,660,089 4 £5,225,103 £3,829,879 £4,083,848 £2,951,357 4 £3,901,210 £3,646,537 £3,160,888 £2,861,211 5 £6,495,863 £4,884,277 £5,186,783 £3,883,014 5 £4,910,287 £4,650,347 £4,121,089 £3,786,842 cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3a: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3b: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 25 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 25 dph /£ Residual Land Value - 20% Affordable at 25 dph /£
Residual Land Value - 30% Affordable at 25 dph /£ Residual Land Value - 40% Affordable at 25 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3c: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 5, 10 and 25 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3d: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 30 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£5,000,000
£4,500,000
£4,000,000
£3,500,000
£3,000,000
£2,500,000
£2,000,000
£1,500,000
£1,000,000
£500,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 30 dph /£ Residual Land Value - 20% Affordable at 30 dph /£
Residual Land Value - 30% Affordable at 30 dph /£ Residual Land Value - 40% Affordable at 30 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3e: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£9,000,000
£8,000,000
£7,000,000
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 5 Unit Scheme 10 Unit Scheme 25 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of affordable homes and 20% of market - 66:34 split Graph 3f: Summary of Residual Land Value (£ per hectare) Appraisals for All Value Points at 50 dph 50, 100 and 400 Unit Schemes, 10-40% Affordable Housing £145 CIL for Value Points 1-2/£174 CIL for Value Points 3-5
£6,000,000
£5,000,000
£4,000,000
£3,000,000
£2,000,000
£1,000,000
£0 1 2 3 4 5 1 2 3 4 5 1 2 3 4 5 50 Unit Scheme 100 Unit Scheme 400 Unit Scheme
Residual Land Value - 10% Affordable at 50 dph /£ Residual Land Value - 20% Affordable at 50 dph /£
Residual Land Value - 30% Affordable at 50 dph /£ Residual Land Value - 40% Affordable at 50 dph /£ cont. Notional sites based on floor areas - with Cat 2 to all units and cat 3 to 30% of aff homes and 20% of market - 66:34 split Table 4: Summary of Residual Land Values for All Value Points
Development Scenario Value Point / Threshold at 10% Density /dph affordable 1 2 3 4 5 RLV /£ £513,112 £602,952 £970,692 £1,049,602 £1,284,615 25 RLV /% 18.9% 21.2% 28.3% 29.6% 32.9% RLV per HA /£ £2,565,562 £3,014,761 £4,853,462 £5,248,010 £6,423,073
RLV /£ £513,112 £602,952 £970,692 £1,049,602 £1,284,615 5 Unit Scheme 30 RLV /% 18.9% 21.2% 28.3% 29.6% 32.9% RLV per HA /£ £3,078,675 £3,617,714 £5,824,155 £6,297,612 £7,707,688
RLV /£ £281,326 £337,123 £586,904 £632,935 £779,857 50 RLV /% 16.9% 19.3% 27.3% 28.6% 32.0% RLV per HA /£ £2,813,259 £3,371,226 £5,869,044 £6,329,350 £7,798,567
RLV /£ £921,077 £1,084,719 £1,749,940 £1,858,680 £2,282,758 25 RLV /% 18.7% 21.0% 28.1% 29.1% 32.5% RLV per HA /£ £2,302,694 £2,711,799 £4,374,850 £4,646,699 £5,706,894
RLV /£ £921,077 £1,084,719 £1,749,940 £1,858,680 £2,282,758 10 Unit Scheme 30 RLV /% 18.7% 21.0% 28.1% 29.1% 32.5% RLV per HA /£ £2,763,232 £3,254,158 £5,249,820 £5,576,039 £6,848,273
RLV /£ £304,565 £385,327 £828,228 £920,289 £1,143,532 50 RLV /% 12.6% 15.2% 25.6% 27.3% 30.8% RLV per HA /£ £1,522,825 £1,926,634 £4,141,140 £4,601,446 £5,717,661
RLV /£ £1,622,651 £1,929,315 £3,183,193 £3,342,583 £4,133,585 25 RLV /% 17.0% 19.3% 26.4% 27.2% 30.6% RLV per HA /£ £1,622,651 £1,929,315 £3,183,193 £3,342,583 £4,133,585
RLV /£ £1,622,651 £1,929,315 £3,183,193 £3,342,583 £4,133,585 25 Unit Scheme 30 RLV /% 17.0% 19.3% 26.4% 27.2% 30.6% RLV per HA /£ £1,947,181 £2,315,178 £3,819,832 £4,011,100 £4,960,302
RLV /£ £1,046,767 £1,283,977 £2,453,162 £2,612,552 £3,247,931 50 RLV /% 14.2% 16.6% 25.5% 26.5% 29.9% RLV per HA /£ £2,093,535 £2,567,954 £4,906,323 £5,225,103 £6,495,863
RLV /£ £3,000,747 £3,596,151 £5,930,352 £6,107,116 £7,619,591 25 RLV /% 15.5% 17.7% 24.4% 24.8% 28.2% RLV per HA /£ £1,500,374 £1,798,076 £2,965,176 £3,053,558 £3,809,795
RLV /£ £3,000,747 £3,596,151 £5,930,352 £6,107,116 £7,619,591 50 Unit Scheme 30 RLV /% 15.5% 17.7% 24.4% 24.8% 28.2% RLV per HA /£ £1,800,448 £2,157,691 £3,558,211 £3,664,270 £4,571,754
RLV /£ £1,524,834 £1,922,662 £3,816,542 £4,161,149 £5,227,770 50 RLV /% 11.8% 14.2% 22.7% 24.0% 27.4% RLV per HA /£ £1,524,834 £1,922,662 £3,816,542 £4,161,149 £5,227,770
RLV /£ £5,740,846 £6,930,689 £11,937,928 £12,517,581 £15,596,948 25 RLV /% 14.3% 16.4% 23.4% 24.0% 27.2% RLV per HA /£ £1,435,211 £1,732,672 £2,984,482 £3,129,395 £3,899,237
RLV /£ £5,740,846 £6,930,689 £11,937,928 £12,517,581 £15,596,948 100 Unit Scheme 30 RLV /% 14.3% 16.4% 23.4% 24.0% 27.2% RLV per HA /£ £1,722,254 £2,079,207 £3,581,378 £3,755,274 £4,679,084
RLV /£ £2,491,390 £3,230,303 £7,305,730 £8,038,041 £10,084,183 50 RLV /% 10.0% 12.3% 21.9% 23.2% 26.5% RLV per HA /£ £1,245,695 £1,615,152 £3,652,865 £4,019,021 £5,042,091
RLV /£ £20,897,093 £25,310,084 £44,392,322 £46,450,596 £57,913,653 25 RLV /% 14.0% 16.1% 23.3% 23.9% 27.1% RLV per HA /£ £1,306,068 £1,581,880 £2,774,520 £2,903,162 £3,619,603
RLV /£ £20,897,093 £25,310,084 £44,392,322 £46,450,596 £57,913,653 400 Unit Scheme 30 RLV /% 14.0% 16.1% 23.3% 23.9% 27.1% RLV per HA /£ £1,567,282 £1,898,256 £3,329,424 £3,483,795 £4,343,524
RLV /£ £10,287,779 £13,250,674 £28,488,509 £31,209,684 £39,282,298 50 RLV /% 10.3% 12.6% 21.6% 22.8% 26.1% RLV per HA /£ £1,285,972 £1,656,334 £3,561,064 £3,901,210 £4,910,287 cont.
Development Scenario Value Point / Threshold at 20% Density /dph affordable 1 2 3 4 5 RLV /£ £362,433 £437,291 £734,314 £803,599 £997,524 25 RLV /% 16.4% 18.9% 26.4% 27.8% 31.4% RLV per HA /£ £1,812,165 £2,186,453 £3,671,571 £4,017,996 £4,987,622
RLV /£ £362,433 £437,291 £734,314 £803,599 £997,524 5 Unit Scheme 30 RLV /% 16.4% 18.9% 26.4% 27.8% 31.4% RLV per HA /£ £2,174,598 £2,623,744 £4,405,886 £4,821,596 £5,985,146
RLV /£ £121,299 £160,687 £373,261 £426,416 £528,871 50 RLV /% 10.7% 13.5% 24.5% 26.6% 30.0% RLV per HA /£ £1,212,989 £1,606,871 £3,732,613 £4,264,157 £5,288,710
RLV /£ £818,875 £974,321 £1,616,541 £1,741,481 £2,147,309 25 RLV /% 17.7% 20.0% 27.6% 28.7% 32.2% RLV per HA /£ £2,047,186 £2,435,802 £4,041,353 £4,353,703 £5,368,273
RLV /£ £818,875 £974,321 £1,616,541 £1,741,481 £2,147,309 10 Unit Scheme 30 RLV /% 17.7% 20.0% 27.6% 28.7% 32.2% RLV per HA /£ £2,456,624 £2,922,963 £4,849,623 £5,224,444 £6,441,928
RLV /£ £237,985 £312,939 £725,454 £821,042 £1,039,298 50 RLV /% 10.1% 12.7% 23.3% 25.2% 29.0% RLV per HA /£ £1,189,924 £1,564,693 £3,627,270 £4,105,211 £5,196,488
RLV /£ £1,285,206 £1,570,708 £2,733,993 £2,810,500 £3,538,943 25 RLV /% 14.6% 17.0% 24.7% 25.1% 28.7% RLV per HA /£ £1,285,206 £1,570,708 £2,733,993 £2,810,500 £3,538,943
RLV /£ £1,285,206 £1,570,708 £2,733,993 £2,810,500 £3,538,943 25 Unit Scheme 30 RLV /% 14.6% 17.0% 24.7% 25.1% 28.7% RLV per HA /£ £1,542,248 £1,884,850 £3,280,791 £3,372,600 £4,246,732
RLV /£ £645,833 £844,272 £1,822,261 £1,914,939 £2,442,139 50 RLV /% 10.6% 13.2% 22.9% 23.6% 27.4% RLV per HA /£ £1,291,665 £1,688,544 £3,644,523 £3,829,879 £4,884,277
RLV /£ £2,575,343 £3,144,163 £5,582,987 £5,826,799 £7,299,341 25 RLV /% 14.1% 16.4% 24.0% 24.6% 28.0% RLV per HA /£ £1,287,671 £1,572,081 £2,791,493 £2,913,400 £3,649,671
RLV /£ £2,575,343 £3,144,163 £5,582,987 £5,826,799 £7,299,341 50 Unit Scheme 30 RLV /% 14.1% 16.4% 24.0% 24.6% 28.0% RLV per HA /£ £1,545,206 £1,886,498 £3,349,792 £3,496,080 £4,379,605
RLV /£ £1,055,539 £1,412,457 £3,412,015 £3,778,177 £4,770,383 50 RLV /% 9.2% 11.7% 22.2% 23.7% 27.1% RLV per HA /£ £1,055,539 £1,412,457 £3,412,015 £3,778,177 £4,770,383
RLV /£ £4,062,093 £5,074,858 £9,271,044 £9,654,765 £12,256,950 25 RLV /% 12.0% 14.3% 21.6% 22.1% 25.6% RLV per HA /£ £1,015,523 £1,268,714 £2,317,761 £2,413,691 £3,064,237
RLV /£ £4,062,093 £5,074,858 £9,271,044 £9,654,765 £12,256,950 100 Unit Scheme 30 RLV /% 12.0% 14.3% 21.6% 22.1% 25.6% RLV per HA /£ £1,218,628 £1,522,457 £2,781,313 £2,896,430 £3,677,085
RLV /£ £1,667,450 £2,333,036 £5,608,141 £6,261,621 £8,063,545 50 RLV /% 7.5% 10.0% 19.3% 20.7% 24.3% RLV per HA /£ £833,725 £1,166,518 £2,804,071 £3,130,811 £4,031,773
RLV /£ £16,878,614 £20,982,517 £38,503,987 £40,480,290 £51,118,828 25 RLV /% 12.3% 14.5% 22.0% 22.7% 26.1% RLV per HA /£ £1,054,913 £1,311,407 £2,406,499 £2,530,018 £3,194,927
RLV /£ £16,878,614 £20,982,517 £38,503,987 £40,480,290 £51,118,828 400 Unit Scheme 30 RLV /% 12.3% 14.5% 22.0% 22.7% 26.1% RLV per HA /£ £1,265,896 £1,573,689 £2,887,799 £3,036,022 £3,833,912
RLV /£ £9,258,076 £12,251,986 £27,108,325 £29,172,294 £37,202,773 50 RLV /% 9.2% 11.6% 20.7% 21.7% 25.1% RLV per HA /£ £1,157,260 £1,531,498 £3,388,541 £3,646,537 £4,650,347 cont.
Development Scenario Value Point / Threshold at 30% Density /dph affordable 1 2 3 4 5 RLV /£ £193,692 £245,551 £483,574 £534,723 £670,781 25 RLV /% 13.1% 15.8% 25.1% 26.6% 30.4% RLV per HA /£ £968,458 £1,227,754 £2,417,872 £2,673,613 £3,353,903
RLV /£ £193,692 £245,551 £483,574 £534,723 £670,781 5 Unit Scheme 30 RLV /% 13.1% 15.8% 25.1% 26.6% 30.4% RLV per HA /£ £1,162,149 £1,473,304 £2,901,447 £3,208,335 £4,024,683
RLV /£ £171,589 £220,440 £432,644 £449,497 £571,715 50 RLV /% 11.9% 14.5% 23.5% 24.1% 27.8% RLV per HA /£ £1,715,887 £2,204,403 £4,326,443 £4,494,967 £5,717,146
RLV /£ £482,099 £595,316 £1,025,595 £1,065,049 £1,351,562 25 RLV /% 14.5% 17.0% 24.6% 25.2% 29.1% RLV per HA /£ £1,205,247 £1,488,290 £2,563,986 £2,662,623 £3,378,904
RLV /£ £482,099 £595,316 £1,025,595 £1,065,049 £1,351,562 10 Unit Scheme 30 RLV /% 14.5% 17.0% 24.6% 25.2% 29.1% RLV per HA /£ £1,446,297 £1,785,948 £3,076,784 £3,195,148 £4,054,685
RLV /£ £256,617 £336,573 £742,327 £794,934 £1,008,543 50 RLV /% 11.0% 13.7% 24.2% 25.2% 29.1% RLV per HA /£ £1,283,086 £1,682,863 £3,711,636 £3,974,668 £5,042,713
RLV /£ £1,127,847 £1,411,992 £2,675,553 £2,854,070 £3,599,447 25 RLV /% 13.1% 15.6% 24.2% 25.2% 28.8% RLV per HA /£ £1,127,847 £1,411,992 £2,675,553 £2,854,070 £3,599,447
RLV /£ £1,127,847 £1,411,992 £2,675,553 £2,854,070 £3,599,447 25 Unit Scheme 30 RLV /% 13.1% 15.6% 24.2% 25.2% 28.8% RLV per HA /£ £1,353,417 £1,694,391 £3,210,663 £3,424,883 £4,319,337
RLV /£ £705,356 £912,646 £1,910,992 £2,041,924 £2,593,392 50 RLV /% 11.2% 13.8% 23.3% 24.3% 28.1% RLV per HA /£ £1,410,712 £1,825,293 £3,821,985 £4,083,848 £5,186,783
RLV /£ £2,141,026 £2,676,369 £4,853,589 £5,103,497 £6,478,845 25 RLV /% 12.6% 15.0% 22.6% 23.3% 26.9% RLV per HA /£ £1,070,513 £1,338,185 £2,426,795 £2,551,749 £3,239,422
RLV /£ £2,141,026 £2,676,369 £4,853,589 £5,103,497 £6,478,845 50 Unit Scheme 30 RLV /% 12.6% 15.0% 22.6% 23.3% 26.9% RLV per HA /£ £1,284,616 £1,605,822 £2,912,154 £3,062,098 £3,887,307
RLV /£ £707,907 £1,036,363 £2,593,492 £2,910,892 £3,793,211 50 RLV /% 6.8% 9.5% 19.2% 20.7% 24.5% RLV per HA /£ £707,907 £1,036,363 £2,593,492 £2,910,892 £3,793,211
RLV /£ £3,011,023 £3,904,135 £7,874,418 £8,433,791 £10,776,306 25 RLV /% 10.2% 12.6% 20.8% 21.7% 25.2% RLV per HA /£ £752,756 £976,034 £1,968,604 £2,108,448 £2,694,076
RLV /£ £3,011,023 £3,904,135 £7,874,418 £8,433,791 £10,776,306 100 Unit Scheme 30 RLV /% 10.2% 12.6% 20.8% 21.7% 25.2% RLV per HA /£ £903,307 £1,171,240 £2,362,325 £2,530,137 £3,232,892
RLV /£ £1,811,747 £2,540,246 £6,214,206 £6,820,845 £8,790,254 50 RLV /% 7.5% 10.0% 19.6% 20.9% 24.5% RLV per HA /£ £905,873 £1,270,123 £3,107,103 £3,410,423 £4,395,127
RLV /£ £13,485,344 £17,358,693 £33,283,109 £34,852,697 £44,797,135 25 RLV /% 10.5% 12.9% 20.5% 21.2% 24.7% RLV per HA /£ £842,834 £1,084,918 £2,080,194 £2,178,294 £2,799,821
RLV /£ £13,485,344 £17,358,693 £33,283,109 £34,852,697 £44,797,135 400 Unit Scheme 30 RLV /% 10.5% 12.9% 20.5% 21.2% 24.7% RLV per HA /£ £1,011,401 £1,301,902 £2,496,233 £2,613,952 £3,359,785
RLV /£ £6,592,930 £9,476,279 £23,456,061 £25,287,104 £32,968,712 50 RLV /% 6.9% 9.5% 18.9% 19.9% 23.5% RLV per HA /£ £824,116 £1,184,535 £2,932,008 £3,160,888 £4,121,089 cont.
Development Scenario Value Point / Threshold at 40% Density /dph affordable 1 2 3 4 5 RLV /£ £257,700 £318,790 £548,648 £588,102 £743,170 25 RLV /% 14.7% 17.3% 25.0% 26.1% 29.9% RLV per HA /£ £1,288,500 £1,593,949 £2,743,238 £2,940,512 £3,715,851
RLV /£ £257,700 £318,790 £548,648 £588,102 £743,170 5 Unit Scheme 30 RLV /% 14.7% 17.3% 25.0% 26.1% 29.9% RLV per HA /£ £1,546,200 £1,912,738 £3,291,885 £3,528,614 £4,459,021
RLV /£ £60,783 £97,672 £257,675 £287,816 £382,768 50 RLV /% 5.9% 9.0% 19.5% 21.0% 25.4% RLV per HA /£ £607,827 £976,722 £2,576,755 £2,878,164 £3,827,682
RLV /£ £481,255 £602,749 £1,051,127 £1,090,582 £1,396,198 25 RLV /% 13.6% 16.3% 24.0% 24.5% 28.5% RLV per HA /£ £1,203,138 £1,506,872 £2,627,817 £2,726,454 £3,490,495
RLV /£ £481,255 £602,749 £1,051,127 £1,090,582 £1,396,198 10 Unit Scheme 30 RLV /% 13.6% 16.3% 24.0% 24.5% 28.5% RLV per HA /£ £1,443,766 £1,808,247 £3,153,380 £3,271,745 £4,188,594
RLV /£ £223,296 £301,835 £687,888 £733,919 £951,222 50 RLV /% 9.3% 12.0% 22.2% 23.1% 27.3% RLV per HA /£ £1,116,482 £1,509,177 £3,439,440 £3,669,593 £4,756,109
RLV /£ £987,932 £1,260,484 £2,255,802 £2,294,055 £2,973,603 25 RLV /% 12.1% 14.7% 22.2% 22.5% 26.5% RLV per HA /£ £987,932 £1,260,484 £2,255,802 £2,294,055 £2,973,603
RLV /£ £987,932 £1,260,484 £2,255,802 £2,294,055 £2,973,603 25 Unit Scheme 30 RLV /% 12.1% 14.7% 22.2% 22.5% 26.5% RLV per HA /£ £1,185,518 £1,512,581 £2,706,962 £2,752,866 £3,568,323
RLV /£ £365,879 £538,106 £1,360,454 £1,475,678 £1,941,507 50 RLV /% 6.9% 9.7% 20.0% 21.1% 25.2% RLV per HA /£ £731,758 £1,076,213 £2,720,908 £2,951,357 £3,883,014
RLV /£ £1,778,818 £2,304,613 £4,312,220 £4,513,366 £5,845,802 25 RLV /% 10.8% 13.3% 20.9% 21.6% 25.4% RLV per HA /£ £889,409 £1,152,306 £2,156,110 £2,256,683 £2,922,901
RLV /£ £1,778,818 £2,304,613 £4,312,220 £4,513,366 £5,845,802 50 Unit Scheme 30 RLV /% 10.8% 13.3% 20.9% 21.6% 25.4% RLV per HA /£ £1,067,291 £1,382,768 £2,587,332 £2,708,019 £3,507,481
RLV /£ £578,881 £924,680 £2,632,197 £2,931,754 £3,863,530 50 RLV /% 5.3% 8.1% 18.6% 20.0% 24.0% RLV per HA /£ £578,881 £924,680 £2,632,197 £2,931,754 £3,863,530
RLV /£ £2,723,565 £3,665,947 £7,390,602 £7,698,207 £10,093,755 25 RLV /% 8.8% 11.3% 19.1% 19.6% 23.4% RLV per HA /£ £680,891 £916,487 £1,847,651 £1,924,552 £2,523,439
RLV /£ £2,723,565 £3,665,947 £7,390,602 £7,698,207 £10,093,755 100 Unit Scheme 30 RLV /% 8.8% 11.3% 19.1% 19.6% 23.4% RLV per HA /£ £817,069 £1,099,784 £2,217,181 £2,309,462 £3,028,126
RLV /£ £1,204,075 £1,897,445 £5,212,330 £5,643,743 £7,484,263 50 RLV /% 5.3% 8.0% 17.7% 18.7% 22.6% RLV per HA /£ £602,037 £948,722 £2,606,165 £2,821,872 £3,742,131
RLV /£ £10,873,455 £14,575,813 £30,033,971 £31,486,456 £41,004,877 25 RLV /% 9.0% 11.5% 19.6% 20.2% 23.9% RLV per HA /£ £679,591 £910,988 £1,877,123 £1,967,904 £2,562,805
RLV /£ £10,873,455 £14,575,813 £30,033,971 £31,486,456 £41,004,877 400 Unit Scheme 30 RLV /% 9.0% 11.5% 19.6% 20.2% 23.9% RLV per HA /£ £815,509 £1,093,186 £2,252,548 £2,361,484 £3,075,366
RLV /£ £4,845,835 £7,626,424 £21,280,715 £22,889,691 £30,294,739 50 RLV /% 5.3% 8.0% 18.0% 18.9% 22.7% RLV per HA /£ £605,729 £953,303 £2,660,089 £2,861,211 £3,786,842