Local Plan Delivery & Viability Study

Pre consultation draft. This report has been prepared for circulation following the 19th February 2020 viability consultation. It is an early working draft setting out the proposed methodology, modelling and assumptions (and not including results). It is inevitable that some of these will change as a result of the consultation.

February 2020

PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Important Notice

HDH Planning & Development Ltd has prepared this report for the sole use of Shropshire Council in accordance with the instructions under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this report or any other services provided by us. This report may not be relied upon by any other party without the prior and express written agreement of HDH Planning & Development Ltd. Some of the conclusions and recommendations contained in this report are based upon information provided by others (including the Council and consultees) and upon the assumption that all relevant information has been provided by those parties from whom it has been requested. Information obtained from third parties has not been independently verified by HDH Planning & Development Ltd, unless otherwise stated in the report. The conclusions and recommendations contained in this report are concerned with policy requirement, guidance and regulations which may be subject to change. They reflect a Chartered Surveyor’s perspective and do not reflect or constitute legal advice and the Council should seek legal advice before implementing any of the recommendations. No part of this report constitutes a valuation and the report should not be relied on in that regard. Certain statements made in the report may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the report, such forward looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. HDH Planning & Development Ltd specifically does not guarantee or warrant any estimate or projections contained in this report.

HDH Planning & Development Ltd Clapham Woods Farm Keasden, Nr. Clapham Lancaster. LA2 8ET [email protected] 015242 51831 / 07989 975 977

Registered in England Company Number 08555548

Issued By Signed 17th February RS Drummond-Hay MRICS ACIH PRE-CONSULTATION DRAFT 2020 Director

THIS DOCUMENT HAS BEEN FORMATTED FOR DOUBLE SIDED PRINTING

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Tables of Contents

Important Notice ...... 2

1. Introduction ...... 7 Scope ...... 7 Report Structure ...... 7 HDH Planning & Development Ltd (HDH) ...... 8 Caveat ...... 8 Compliance ...... 8 Metric or Imperial ...... 10

2. Viability Testing ...... 11 2019 National Planning Policy Framework ...... 11 Planning Practice Guidance ...... 12 Section 1 - Viability and plan making ...... 13 Section 2 - Viability and decision taking ...... 15 Section 3 - Standardised inputs to viability assessment ...... 16 Section 4 - Accountability ...... 18 Community Infrastructure Levy Regulations and Guidance ...... 19 Wider Changes Impacting on Viability ...... 20 Low Cost Home Ownership ...... 21 First Homes Consultation ...... 22 Affordable Housing ...... 22 Environmental Standards ...... 22 Biodiversity ...... 23 Viability Guidance ...... 23

3. Methodology ...... 27 Viability Testing – Outline Methodology ...... 27 Limitations of viability testing in the context of the NPPF ...... 28 The meaning of Landowner Premium ...... 28 Existing Available Evidence ...... 30 Stakeholder Engagement ...... 31 Viability Process ...... 32 Additional Profit ...... 34

4. Residential Market ...... 37 Shropshire’s Residential Market ...... 37 National Trends and the relationship with the wider area ...... 38 The Local Market ...... 43 Newbuild Sales Prices ...... 52 Price Assumptions for Financial Appraisals ...... 58 Ground Rents ...... 60 Build to Rent ...... 60 Affordable Housing ...... 65 Affordable Housing Values ...... 66 Social Rent ...... 66 Affordable Rent ...... 67 Intermediate Products for Sale ...... 70 Grant Funding ...... 70 Older People’s Housing ...... 70

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5. Non-Residential Market ...... 75 National Overview ...... 75 Non-Residential Market ...... 75 Offices ...... 76 Industrial and Distribution ...... 77 Retail ...... 78 Hotels ...... 80 Appraisal Assumptions ...... 81

6. Land Values ...... 83 Existing Use Values ...... 83 Residential Land ...... 85 Previously Developed Land ...... 89 Agricultural and Paddocks ...... 89 Existing Use Values ...... 90 Benchmark Land Values ...... 90

7. Development Costs ...... 93 Development Costs ...... 93 Construction costs: baseline costs ...... 93 Other normal development costs ...... 94 Abnormal development costs and brownfield sites ...... 95 Fees...... 96 Contingencies ...... 96 S106 Contributions and the costs of infrastructure ...... 96 Financial and Other Appraisal Assumptions ...... 97 VAT...... 97 Interest rates ...... 97 Developers’ return ...... 97 Voids ...... 99 Phasing and timetable ...... 99 Site Acquisition and Disposal Costs ...... 99 Site holding costs and receipts ...... 99 Acquisition costs ...... 100 Disposal costs ...... 100

8. Local Plan Policy Requirements ...... 101 Housing Mix and Part M Access to and Use of Buildings ...... 103 Housing Densities ...... 105 Climate Change ...... 106 Infrastructure Standards ...... 108 Open Space & GI ...... 109 Developer Contributions ...... 110 Health and Wellbeing ...... 112 HRA ...... 113 Biodiversity Net Gain ...... 113 Affordable Housing ...... 114 Self-Build ...... 117 Water efficiency ...... 117

9. Modelling ...... 119 Residential Development ...... 119 Development assumptions ...... 121 Older People’s Housing ...... 126

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Employment Uses ...... 126 Retail ...... 127 Hotels and Leisure...... 128

10. Residential Appraisals ...... 129 Base Appraisals – full policy requirements ...... 129 Affordable Housing ...... 134 Overall Requirement ...... 134 Affordable Tenure Mix ...... 135 Developer Contributions ...... 135 Other Policy Requirements ...... 136 Affordable Housing v Developer Contributions ...... 137 Suggested Affordable Housing Targets ...... 137 Review of CILL ...... 138 Commuted Sums ...... 138 Review of plan policy formulae...... 138 Alternative approach ...... 139 Suggested guidance ...... 139 Impact of Change in Values and Costs ...... 140 Review ...... 140 Older People’s Housing ...... 141

11. Non-Residential Appraisals ...... 144

12. Findings and Recommendations ...... 146

Appendix 1 – Project Specification ...... 148

Appendix 2 – Consultees...... 158 Viability Workshop – 19th September 2019 ...... 158 Invitees ...... 158 Attendees ...... 158

Appendix 3 – Consultation Presentation ...... 160 The pages in this appendix are not numbered...... 160

Appendix 4 – Consultation Notes ...... 162

Appendix 5 – Price Maps ...... 164

Appendix 6 – Land Registry PPD and EPC Data ...... 175

Appendix 7 – Residential Newbuild Asking Prices (December 2019) ...... 209

Appendix 8 – Sales of Older Peoples Units...... 215

Appendix 9 - CoStar Non-Residential Data ...... 217 The pages in this appendix are not numbered...... 217

Appendix 10 – Land Registry Development Land Data ...... 219

Appendix 11 – CoStar Industrial Land ...... 221 The pages in this appendix are not numbered...... 221

Appendix 12 – Long List of Potential Allocations...... 223

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Appraisals 13 – Residential Development ...... 225 The pages in this appendix are not numbered...... 225

Appendix 14 – Appraisals – Older People’s Housing ...... 227 The pages in this appendix are not numbered...... 227

Appendix 15 – Appraisals – Non-residential Development ...... 229

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1. Introduction

Scope

1.1 Shropshire Council (SC / the Council) is undertaking a Local Plan Review that will set out the future spatial strategy for the District and will include sites for allocation. This Viability Study has been commissioned to inform the further development of the Plan. HDH Planning & Development Ltd has been appointed to advise Shropshire Council in connection with several matters:

a. Review of Affordable Housing policy (including tenure split). b. Whole plan viability to consider all other standards and policy requirements. c. To consider the scope for Community Infrastructure Levy (CIL).

1.2 This document sets out the methodology used, and the key assumptions adopted. It contains an assessment of the effect of the policies, which could be set out in the emerging Plan and in relation to the potential development sites to be allocated. This will allow Shropshire Council to further engage with stakeholders, to ensure that the new Plan is effective.

1.3 A consultation event was held on 19th February 2020. Representatives of the main developers, development site landowners, ‘call for site’ landowners, their agents, planning agents and consultants working in the area and housing providers were invited.

1.4 In the several years before this report, various Government announcements were made about changes to the planning processes. The Ministry of Housing Communities and Local Government (MHCLG) updated the National Planning Policy Framework, (2018 NPPF), and published new Planning Practice Guidance (PPG) in July 2018. In February 2019 the NPPF was further updated (2019 NPPF), although these changes did not impact on viability. In May 2019 the viability sections of the PPG were updated again. In addition to these changes, the CIL Regulations and accompanying guidance (within the PPG) were also updated from 1st September 2019. The methodology used in this report is consistent with the 2019 NPPF, the CIL Regulations (as amended) and the updated PPG.

1.5 It is important to note, at the start of a study of this type, that not all sites will be viable, even without any policy requirements (or CIL). It is inevitable that Council’s requirements will render some sites unviable. The question for this report is not whether some development site or other would be rendered unviable, it is whether the delivery of the overall Plan is likely to be threatened.

Report Structure

1.6 This report follows the following format:

Chapter 2 The reasons for, and approach to viability testing, including a review of the requirements of the CIL Regulations, 2019 NPPF and updated PPG.

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Chapter 3 The methodology used. Chapter 4 An assessment of the housing market, including market and Affordable Housing, with the purpose of establishing the worth of different types of housing in different areas. Chapter 5 An assessment of the non-residential market. Chapter 6 An assessment of the costs of land to be used when assessing viability. Chapter 7 The cost and general development assumptions to be used in the development appraisals. Chapter 8 A summary of the various policy requirements and constraints that influence the type of development that come forward. Chapter 9 A summary of the range of modelled sites used for the financial development appraisals. Chapter 10 The results of the appraisals and consideration of residential development. Chapter 11 The results of the appraisals and consideration of non-residential development. Chapter 12 Conclusions in relation to the deliverability of development. Chapter 13 A review of CIL.

HDH Planning & Development Ltd (HDH)

1.7 HDH is a specialist planning consultancy providing evidence to support planning and housing authorities. The firm’s main areas of expertise are:

a. District wide and site-specific viability analysis. b. Community Infrastructure Levy. c. Housing Market Assessments.

1.8 The findings contained in this report are based upon information from various sources including that provided by Shropshire Council and by others, upon the assumption that all relevant information has been provided. This information has not been independently verified by HDH. The conclusions and recommendations contained in this report are concerned with policy requirements, guidance and regulations which may be subject to change. They reflect a Chartered Surveyor’s perspective and do not reflect or constitute legal advice.

Caveat

1.9 No part of this report constitutes a valuation and the report should not be relied on in that regard.

Compliance

1.10 HDH Planning & Development Ltd is a firm regulated by the Royal Institution of Chartered Surveyors (RICS). As a firm regulated by the RICS it is necessary to have regard to RICS

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Professional Standards and Guidance. There are two principle pieces of relevant guidance, being the Financial viability in planning: conduct and reporting RICS professional statement, England (1st Edition, May 2019) and Financial Viability in planning (1st edition), RICS guidance note 2012.

1.11 Financial Viability in planning (1st edition), RICS guidance note 2012 is currently subject to a full review to reflect the changes in the 2019 NPPF and the updated PPG (May 2019). As part of the review, Financial viability in planning: conduct and reporting. 1st edition, May 2019 was published in May 2019. This includes mandatory requirements for RICS members and RICS- regulated firms. HDH confirms that the May 2019 Guidance has been followed in full.

a. HDH confirms that in preparing this report the firm has acted with objectivity, impartially and without interference and with reference to all appropriate available sources of information. b. HDH is appointed by Shropshire Council and has followed a collaborative approach involving the LPA, developers, landowners and other interested parties. There has not been agreement on all points by all parties, it has therefore been necessary to make a judgment when making assumptions in this report. c. The tender specification under which this project is undertaken is included as Appendix 1 of this report. The project, as specified could not be undertaken in the proposed timetable so both the timetable and the specification were subsequently updated. d. HDH confirms it has no conflicts of interest in undertaking this project. e. HDH confirms that, in preparing this report, no performance-related or contingent fees have been agreed. f. The presumption is that a viability assessment should be published in full. HDH has prepared this report on the assumption that it will be published in full. g. HDH confirms that a non-technical summary has been provided (in the form of Chapter 12). Viability in the plan-making process is a technical exercise that is undertaken specifically to demonstrate compliance (or otherwise) with the NPPF and PPG. It is firmly recommended that this report only be published and read in full. h. HDH confirms that adequate time has been taken to allow engagement with stakeholders through this project. i. This assessment incudes appropriate sensitivity testing in Chapter 10. This includes the effect of different tenures, different Affordable Housing requirements against different levels of developer contributions, and the impact of price and cost change. j. The Guidance includes a requirement that, ‘all contributions to reports relating to assessments of viability, on behalf of both the applicants and authorities, must comply with these mandatory requirements. Determining the competency of subcontractors is the responsibility of the RICS member or RICS-regulated firm’. Much of the information that informed this Viability Assessment was provided by Shropshire Council. This

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information was not provided in a subcontractor role and, in accordance with HDH’s instructions, this information has not been challenged nor independently verified.

Metric or Imperial

1.12 The property industry uses both imperial and metric data – often working out costings in metric (£/m2) and values in imperial (£/acre and £/sqft). This is confusing so metric measurements are used throughout this report. The following conversion rates may assist readers.

1m = 3.28ft (3' and 3.37") 1ft = 0.30m 1m2 = 10.76 sqft 1sqft = 0.0929m² 1ha = 2.471acres 1acre = 0.405ha

1.13 A useful broad rule of thumb to convert m2 to sqft is simply to add a final zero.

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2. Viability Testing

2.1 Viability testing is an important part of the planning 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 they have much in common.

2019 National Planning Policy Framework

2.2 Paragraph 34 of the 2019 NPPF says that Plans should set out what development is expected to provide, and that the requirement should not be so high as to undermine the delivery of the plan.

Plans should set out the contributions expected from development. This should include setting out the levels and types of affordable housing provision required, along with other infrastructure (such as that needed for education, health, transport, flood and water management, green and digital infrastructure). Such policies should not undermine the deliverability of the plan.

2.3 As in the 2012 NPPF (and 2018 NPPF), viability remains an important part of the plan-making process. The 2019 NPPF does not include detail on the viability process, rather stresses the importance of viability. The main change is a shift of viability testing from the development management stage to the plan-making stage.

Where up-to-date policies have set out the contributions expected from development, planning applications that comply with them should be assumed to be viable. It is up to the applicant to demonstrate whether particular circumstances justify the need for a viability assessment at the application stage. The weight to be given to a viability assessment is a matter for the decision maker, having regard to all the circumstances in the case, including whether the plan and the viability evidence underpinning it is up to date, and any change in site circumstances since the plan was brought into force. All viability assessments, including any undertaken at the plan- making stage, should reflect the recommended approach in national planning guidance, including standardised inputs, and should be made publicly available. 2019 NPPF Paragraph 57

2.4 Careful consideration has been made to the updated PPG (see below). This Viability Assessment will become the reference point for any viability assessments submitted through the development management process.

2.5 The effectiveness of plans was important under the 2012 NPPF, but a greater emphasis is put on deliverability in the 2019 NPPF which includes an updated definition:

Deliverable: To be considered deliverable, sites for housing should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years. In particular: a) sites which do not involve major development and have planning permission, and all sites with detailed planning permission, should be considered deliverable until permission expires, unless there is clear evidence that homes will not be delivered within five years (for example because they are no longer viable, there is no longer a demand for the type of units or sites have long term phasing plans).

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b) where a site has outline planning permission for major development, has been allocated in a development plan, has a grant of permission in principle, or is identified on a brownfield register, it should only be considered deliverable where there is clear evidence that housing completions will begin on site within five years. 2019 NPPF Glossary

2.6 Under the heading Identifying land for homes, the importance of viability is highlighted:

Strategic policy-making authorities should have a clear understanding of the land available in their area through the preparation of a strategic housing land availability assessment. From this, planning policies should identify a sufficient supply and mix of sites, taking into account their availability, suitability and likely economic viability. Planning policies should identify a supply of: a) specific, deliverable sites for years one to five of the plan period32; and b) specific, developable sites or broad locations for growth, for years 6-10 and, where possible, for years 11-15 of the plan. 2019 NPPF Paragraph 67

2.7 Under the heading Making effective use of land, viability forms part of ensuring land is suitable for development:

Local planning authorities, and other plan-making bodies, should take a proactive role in identifying and helping to bring forward land that may be suitable for meeting development needs, including suitable sites on brownfield registers or held in public ownership, using the full range of powers available to them. This should include identifying opportunities to facilitate land assembly, supported where necessary by compulsory purchase powers, where this can help to bring more land forward for meeting development needs and/or secure better development outcomes. 2019 NPPF Paragraph 119

2.8 The 2019 NPPF does not include technical guidance on undertaking viability work. This is included within the PPG, the viability sections of which were updated in July 2018 and again in May 2019. The CIL sections of the PPG were updated in September 2019.

Planning Practice Guidance

2.9 The viability sections of the PPG (Chapter 10) have been completely rewritten. The changes provide clarity and confirm best practice, rather than prescribe a new approach or methodology. Having said this the emphasis of viability testing has been changed significantly. The, now superseded, requirements for viability testing were set out in paragraphs 173 and 174 of the 2012 NPPF which said:

173 ... 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 ... the cumulative impact of these standards and policies should not put implementation of the plan at serious risk, and should facilitate development throughout the economic cycle...

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2.10 The test was whether or not the policy requirements were so high that development was threatened. Paragraphs 10-009-20190509 and 10-009-20190509 change this:

... ensure policy compliance and optimal public benefits through economic cycles... 10-009-20190509 and the aims of the planning system to secure maximum benefits in the public interest through the granting of planning permission. 10-009-20190509

2.11 The purpose of viability testing is now to ensure that ‘maximum benefits in the public interest’ has been secured. This is a notable change in emphasis.

2.12 The core requirement to consider viability links to paragraph 56 of the 2019 NPPF:

Plans should be informed by evidence of infrastructure and affordable housing need, and a proportionate assessment of viability that takes into account all relevant policies, and local and national standards including the cost implications of the Community Infrastructure Levy (CIL) and planning obligations. Viability assessment should not compromise sustainable development but should be used to ensure that policies are realistic, and the total cumulative cost of all relevant policies will not undermine deliverability of the plan. 23b-005-20190315

2.13 This assessment takes a proportionate approach to considering the cumulative impact of policies and planning obligations.

2.14 The updated PPG includes 4 main sections:

Section 1 - Viability and plan making

2.15 The overall requirement is that:

...policy requirements should be informed by evidence of infrastructure and affordable housing need, and a proportionate assessment of viability that takes into account all relevant policies, and local and national standards, including the cost implications of the Community Infrastructure Levy (CIL) and section 106... PPG 10-001-20190509

2.16 This study takes a proportionate approach, building on the Council’s existing evidence, and considers all the local and national policies that will apply to new development.

It is the responsibility of plan makers in collaboration with the local community, developers and other stakeholders, to create realistic, deliverable policies. Drafting of plan policies should be iterative and informed by engagement with developers, landowners, and infrastructure and affordable housing providers. PPG 10-002-20190509

2.17 Consultation has formed part of this study.

Policy requirements, particularly for affordable housing, should be set at a level that takes account of affordable housing and infrastructure needs and allows for the planned types of sites

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and development to be deliverable, without the need for further viability assessment at the decision making stage. PPG 10-002-20190509

2.18 A range of levels of affordable housing have been tested against a range of levels of developer contributions.

It is the responsibility of site promoters to engage in plan making, take into account any costs including their own profit expectations and risks, and ensure that proposals for development are policy compliant. Policy compliant means development which fully complies with up to date plan policies. PPG 10-002-20190509

2.19 The site selection process is underway and several potential strategic sites have been identified (for the purpose of this Viability Assessment, Strategic Sites are those which are considered key sites on which the delivery of the plan relies and not just those included within the Strategic Sites Consultation). These will be tested individually and, in due course, Shropshire Council will specifically engage with the promoters of the potential Strategic Sites in the Plan. The modelling in this assessment is based on the long list of sites that are being considered for allocation. This is subject to further change so, in due course, it may be necessary to revisit this when the actual preferred allocations have been selected.

Assessing the viability of plans does not require individual testing of every site or assurance that individual sites are viable. Plan makers can use site typologies to determine viability at the plan making stage. Assessment of samples of sites may be helpful to support evidence. In some circumstances more detailed assessment may be necessary for particular areas or key sites on which the delivery of the plan relies. PPG 10-003-20180724

2.20 This study is based on typologies1 that have been developed by having regard to the potential sites that are most likely to be identified through the emerging Plan.

Average costs and values can then be used to make assumptions about how the viability of each type of site would be affected by all relevant policies. Plan makers may wish to consider different potential policy requirements and assess the viability impacts of these. Plan makers can then come to a view on what might be an appropriate benchmark land value and policy requirement for each typology. PPG 10-004-20190509

1 The PPG provides further detail at 10-004-20190509: A typology approach is a process plan makers can follow to ensure that they are creating realistic, deliverable policies based on the type of sites that are likely to come forward for development over the plan period. In following this process plan makers can first group sites by shared characteristics such as location, whether brownfield or greenfield, size of site and current and proposed use or type of development. The characteristics used to group sites should reflect the nature of typical sites that may be developed within the plan area and the type of development proposed for allocation in the plan.

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2.21 This study draws on a wide range of data sources, including those collected through the development management process. Outliers have been disregarded.

It is important to consider the specific circumstances of strategic sites. Plan makers can undertake site specific viability assessment for sites that are critical to delivering the strategic priorities of the plan. This could include, for example, large sites, sites that provide a significant proportion of planned supply, sites that enable or unlock other development sites or sites within priority regeneration areas. Information from other evidence informing the plan (such as Strategic Housing Land Availability Assessments) can help inform viability assessment for strategic sites. PPG 10-005-20180724

2.22 The potential Strategic Sites are considered individually (for the purpose of this Viability Assessment, Strategic Sites are those which are considered key sites on which the delivery of the plan relies and not just those included within the Strategic Sites Consultation).

Plan makers should engage with landowners, developers, and infrastructure and affordable housing providers to secure evidence on costs and values to inform viability assessment at the plan making stage. It is the responsibility of site promoters to engage in plan making, take into account any costs including their own profit expectations and risks, and ensure that proposals for development are policy compliant. Policy compliant means development which fully complies with up to date plan policies. A decision maker can give appropriate weight to emerging policies. It is important for developers and other parties buying (or interested in buying) land to have regard to the total cumulative cost of all relevant policies when agreeing a price for the land. Under no circumstances will the price paid for land be a relevant justification for failing to accord with relevant policies in the plan. PPG 10-006-20190509

2.23 Consultation has formed part of the preparation of this study. This study specifically considers the total cumulative cost of all relevant policies.

Section 2 - Viability and decision taking

2.24 It is beyond the scope of this study to consider viability in decision making. It is however important to note that this study will form the starting point for future development management consideration of viability.

How should a viability assessment be treated in decision making? Where a viability assessment is submitted to accompany a planning application this should be based upon and refer back to the viability assessment that informed the plan; and the applicant should provide evidence of what has changed since then. The weight to be given to a viability assessment is a matter for the decision maker, having regard to all the circumstances in the case, including whether the plan and viability evidence underpinning the plan is up to date, and site circumstances including any changes since the plan was brought into force, and the transparency of assumptions behind evidence submitted as part of the viability assessment. Any viability assessment should reflect the government’s recommended approach to defining key inputs as set out in National Planning Guidance. PPG10-008-20190509

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Section 3 - Standardised inputs to viability assessment

2.25 The general principles of viability testing are set out under paragraph PPG 10-010-20180724.

Viability assessment is a process of assessing whether a site is financially viable, by looking at whether the value generated by a development is more than the cost of developing it. This includes looking at the key elements of gross development value, costs, land value, landowner premium, and developer return. This National Planning Guidance sets out the government’s recommended approach to viability assessment for planning. The approach supports accountability for communities by enabling them to understand the key inputs to and outcomes of viability assessment. Any viability assessment should be supported by appropriate available evidence informed by engagement with developers, landowners, and infrastructure and affordable housing providers. Any viability assessment should follow the government’s recommended approach to assessing viability as set out in this National Planning Guidance and be proportionate, simple, transparent and publicly available. Improving transparency of data associated with viability assessment will, over time, improve the data available for future assessment as well as provide more accountability regarding how viability informs decision making. In plan making and decision making viability helps to strike a balance between the aspirations of developers and landowners, in terms of returns against risk, and the aims of the planning system to secure maximum benefits in the public interest through the granting of planning permission. PPG 10-010-20180724

2.26 This study sets out the approach, methodology and assumptions used. These have been subject to consultation and have drawn on a range of data sources. Ultimately, the Council will use this report to judge the appropriateness of the new policies in the emerging Local Plan and the deliverability of the potential allocations.

Gross development value is an assessment of the value of development. For residential development, this may be total sales and/or capitalised net rental income from developments. Grant and other external sources of funding should be considered. For commercial development broad assessment of value in line with industry practice may be necessary. For broad area-wide or site typology assessment at the plan making stage, average figures can be used, with adjustment to take into account land use, form, scale, location, rents and yields, disregarding outliers in the data. For housing, historic information about delivery rates can be informative.

PPG 10-011-20180724

2.27 The residential values have been established using data from the Land Registry and other sources. These have been averaged as suggested. Non-residential values have been derived though consideration of capitalised rents as well as sales.

2.28 PPG paragraph 10-012-20180724 lists a range of costs to be taken into account.

• build costs based on appropriate data, for example that of the Building Cost Information Service • abnormal costs, including those associated with treatment for contaminated sites or listed buildings, or costs associated with brownfield, phased or complex sites. These costs should be taken into account when defining benchmark land value

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• site-specific infrastructure costs, which might include access roads, sustainable drainage systems, green infrastructure, connection to utilities and decentralised energy. These costs should be taken into account when defining benchmark land value • the total cost of all relevant policy requirements including contributions towards affordable housing and infrastructure, Community Infrastructure Levy charges, and any other relevant policies or standards. These costs should be taken into account when defining benchmark land value • general finance costs including those incurred through loans • professional, project management, sales, marketing and legal costs incorporating organisational overheads associated with the site. Any professional site fees should also be taken into account when defining benchmark land value • explicit reference to project contingency costs should be included in circumstances where scheme specific assessment is deemed necessary, with a justification for contingency relative to project risk and developers return

2.29 All these costs are taken into account.

2.30 The PPG then sets out how land values should be considered, confirming the use of the Existing Use Value Plus (EUV+) approach.

To define land value for any viability assessment, a benchmark land value should be established on the basis of the existing use value (EUV) of the land, plus a premium for the landowner. The premium for the landowner should reflect the minimum return at which it is considered a reasonable landowner would be willing to sell their land. The premium should provide a reasonable incentive, in comparison with other options available, for the landowner to sell land for development while allowing a sufficient contribution to comply with policy requirements. Landowners and site purchasers should consider policy requirements when agreeing land transactions. This approach is often called ‘existing use value plus’ (EUV+). PPG 10-013-20190509

2.31 The PPG goes on to set out:

This evidence should be based on developments which are fully compliant with emerging or up to date plan policies, including affordable housing requirements at the relevant levels set out in the plan. Where this evidence is not available plan makers and applicants should identify and evidence any adjustments to reflect the cost of policy compliance. This is so that historic benchmark land values of non-policy compliant developments are not used to inflate values over time.

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In plan making, the landowner premium should be tested and balanced against emerging policies. In decision making, the cost implications of all relevant policy requirements, including planning obligations and, where relevant, any Community Infrastructure Levy (CIL) charge should be taken into account. PPG 10-014-20190509

2.32 The approach adopted in this study is to start with the EUV. The ‘plus’ element is informed by the price paid for policy compliant schemes to ensure an appropriate landowners’ premium.

Existing use value (EUV) is the first component of calculating benchmark land value. EUV is the value of the land in its existing use. Existing use value is not the price paid and should disregard hope value. Existing use values will vary depending on the type of site and development types. EUV can be established in collaboration between plan makers, developers and landowners by assessing the value of the specific site or type of site using published sources of information such as agricultural or industrial land values, or if appropriate capitalised rental levels at an appropriate yield (excluding any hope value for development). Sources of data can include (but are not limited to): land registry records of transactions; real estate licensed software packages; real estate market reports; real estate research; estate agent websites; property auction results; valuation office agency data; public sector estate/property teams’ locally held evidence. PPG 10-015-20190509

2.33 This report has applied this methodology to establish the EUV.

2.34 The PPG sets out an approach to the developers’ return

Potential risk is accounted for in the assumed return for developers at the plan making stage. It is the role of developers, not plan makers or decision makers, to mitigate these risks. The cost of complying with policy requirements should be accounted for in benchmark land value. Under no circumstances will the price paid for land be relevant justification for failing to accord with relevant policies in the plan. For the purpose of plan making an assumption of 15-20% of gross development value (GDV) may be considered a suitable return to developers in order to establish the viability of plan policies. Plan makers may choose to apply alternative figures where there is evidence to support this according to the type, scale and risk profile of planned development. A lower figure may be more appropriate in consideration of delivery of affordable housing in circumstances where this guarantees an end sale at a known value and reduces risk. Alternative figures may also be appropriate for different development types.

PPG 10-018-20190509

2.35 As set out in Chapter 7 below, this approach is followed.

Section 4 - Accountability

2.36 This is a new section in the PPG. It sets out new requirements on reporting. These are covered outside this report.

2.37 In line with paragraph 10-020-20180724 of the PPG that says that ‘practitioners should ensure that the findings of a viability assessment are presented clearly. An executive summary should be used to set out key findings of a viability assessment in a clear way’, Chapter 12 of this report is written as a standalone non-technical summary that brings the evidence together.

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Community Infrastructure Levy Regulations and Guidance

2.38 The Council has adopted CIL, and this study reviews CIL (relative to the other policies in the emerging Plan). In any event, the CIL Regulations are broad, so it is necessary to have regard to them and the CIL Guidance (which is contained within the PPG) when undertaking a plan- wide viability assessment and considering the deliverability of development. The CIL Regulations came into effect in April 2010 and have been subject to several subsequent amendments2. CIL Regulation 14 (as amended) sets out the core principle for setting CIL. It is necessary to consider the CIL Regulations as they do impact on the wider plan-making process.

Setting rates (1) In setting rates (including differential rates) in a charging schedule, a charging authority must strike an appropriate balance between— (a) the desirability of funding from CIL (in whole or in part) the actual and expected estimated total cost of infrastructure required to support the development of its area, taking into account other actual and expected sources of funding; and (b) the potential effects (taken as a whole) of the imposition of CIL on the economic viability of development across its area. (2) In setting rates …

2.39 Viability testing in the context of CIL is to assess the ‘effects’ on development. Ultimately the test that will be applied to CIL is as set out in the examination section of the PPG. On preparing the evidence base on economic viability, the Guidance says:

A charging authority should be able to explain how their proposed levy rate or rates will contribute towards new infrastructure to support development across their area. Charging authorities will need to summarise their viability assessment. Viability assessments should be proportionate, simple, transparent and publicly available in accordance with the viability guidance. Viability assessments can be prepared jointly for the purposes of both plan making and preparing charging schedules. This evidence should be presented in a document (separate from the charging schedule) that shows the potential effects of the proposed levy rate or rates on the viability of development across the authority’s area. Where the levy is introduced after a plan has been made, it may be appropriate for a local authority to supplement plan viability evidence with assessments of recent economic and development trends, and through working with developers (e.g. through local developer forums), rather than by procuring new evidence.

2 SI 2010 No. 948. The Community Infrastructure Levy Regulations 2010 Made 23rd March 2010, Coming into force 6th April 2010. SI 2011 No. 987. The Community Infrastructure Levy (Amendment) Regulations 2011 Made 28th March 2011, Coming into force 6th April 2011. SI 2011 No. 2918. The Local Authorities (Contracting Out of Community Infrastructure Levy Functions) Order 2011. Made 6th December 2011, Coming into force 7th December 2011. SI 2012 No. 2975. The Community Infrastructure Levy (Amendment) Regulations 2012. Made 28th November 2012, Coming into force 29th November 2012. SI 2013 No. 982. The Community Infrastructure Levy (Amendment) Regulations 2013. Made 24th April 2013, Coming into force 25th April 2013. SI 2014 No. 385. The Community Infrastructure Levy (Amendment) Regulations 2013. Made 24th February 2014, Coming into force 24th February 2014. S1 2015 No. 836. COMMUNITY INFRASTRUCTURE LEVY, ENGLAND AND WALES, The Community Infrastructure Levy (Amendment) Regulations 2015. Made 20th March 2015. SI 2019 No. 966 COMMUNITY INFRASTRUCTURE LEVY, ENGLAND The Community Infrastructure Levy (Amendment) (England) Regulations 2019. Made - 22nd May 2019. 2019 No. 1103 COMMUNITY INFRASTRUCTURE LEVY, ENGLAND AND WALES The Community Infrastructure Levy (Amendment) (No. 2) Regulations 2019 Made 9th July 2019. Coming into Force 1st September 2019.

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PPG 25-019-20190901

2.40 This study has drawn on the existing available evidence. In due course, this study will form one part of the evidence that Shropshire Council will use if a decision is made to formally review CIL. The Council would also need consider other ‘existing available evidence’, the comments of stakeholders and wider priorities.

2.41 From April 2015, councils were restricted in relation to pooling S106 contributions from more than five developments3. These ‘pooling’ restrictions were lifted from 1st September 2019. Payments requested under the s106 regime must be (as set out in CIL Regulation 122):

a. necessary to make the development acceptable in planning terms; b. directly related to the development; and c. fairly and reasonably related in scale and kind to the development.

2.42 A local authority which wishes to introduce CIL must to set out in a Charging Schedule the types of development to be charged (and any exceptions) and the rates of charge to be applied. CIL, once introduced, is mandatory on all developments within the categories and areas where the levy applies. This is unlike s106 agreements (including Affordable Housing) which are negotiated with developers on a site by site basis (subject to the restrictions in CIL Regulation 122 and within paragraphs 10-007 and 10-008 of the PPG). This means that CIL must not prejudice the viability of most sites.

Wider Changes Impacting on Viability

2.43 There have been a number of changes at a national level since Shropshire Council’s existing viability work. Paragraph 63 of the 2019 NPPF now sets out national thresholds for the provision of Affordable Housing:

Provision of affordable housing should not be sought for residential developments that are not major developments, other than in designated rural areas (where policies may set out a lower threshold of 5 units or fewer). To support the re-use of brownfield land, where vacant buildings are being reused or redeveloped, any affordable housing contribution due should be reduced by a proportionate amount.

2.44 In this context, major development is as set out in the Glossary to the 2019 NPPF:

Major development: For housing, development where 10 or more homes will be provided, or the site has an area of 0.5 hectares or more. For non-residential development it means additional floorspace of 1,000m2 or more, or a site of 1 hectare or more, or as otherwise provided in the Town and Country Planning (Development Management Procedure) (England) Order 2015.

3 CIL Regulations 123(3)

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Shropshire includes a number of parishes4 that are defined as being within the Designated Rural Area.

Figure 2.1 Designated Rural Area (for Affordable Housing)

Source: Shropshire Council (December 2019)

2.45 Initially, a threshold of 6 units is assumed to apply within the designated rural area and a threshold of 10 units is assumed to apply elsewhere. A range of other thresholds will also be tested.

Low Cost Home Ownership

2.46 The amended Community Infrastructure Levy Regulations include provisions which exempt Starter Homes from the Levy where the dwelling is sold to individuals whose total household annual income is no more than £80,000 (£90,000 in Greater London).

2.47 The 2019 NPPF (paragraph 64) sets out a policy for a minimum of 10% affordable home ownership units on larger sites.

Where major development involving the provision of housing is proposed, planning policies and decisions should expect at least 10% of the homes to be available for affordable home ownership5, unless this would exceed the level of affordable housing required in the area, or significantly prejudice the ability to meet the identified affordable housing needs of specific groups. Exemptions to this 10% requirement should also be made where the site or proposed development: a) provides solely for Build to Rent homes; b) provides specialist accommodation for a group of people with specific needs (such as purpose-built accommodation for the elderly or students); c) is proposed to be developed by people who wish to build or commission their own homes; or d) is exclusively for affordable housing, an entry-level exception site or a rural exception site. Paragraph 64, 2019 NPPF

4 Acton Burnell, Acton Round, Adderley, Alderbury with Cardeston, Alveley, Ashford Bowdler, Ashford Carbonel, Astley Abbotts, Astley, Aston Eyre, Atcham, Badger, Barrow, Baschurch, Beckbury, Berrington, Bicton, Billingsley, Boningale, Boraston, Boscobel, Burford, Chelmarsh, Cheswardine, Chetton, Child's Ercall, Claverley, Cleobury Mortimer, Clive, Cockshutt, Condover, Cound, Deuxhill, Donington, Eardington, Ellesmere Rural, Ford, Glazeley, Gobowen, Selattyn and Weston Rhyn, Great Hanwood, Great Ness, Greete, Grinshill, Hadnall, Hinstock, Hodnet, Hordley, Ightfield, Kemberton, Kinlet, Kinnerley, Knockin, Little Ness, Llanyblodwel, Llanymynech and Pant, Loppington, Ludford, Melverley, Middleton Scriven, Milson, Montford, Moreton Corbet and Lee Brockburst, Moreton Say, Morville, Myddle and Broughton, Neen Savage, Neen Sollars, Neenton, Norton in Hales, Oswestry Rural, Petton, Pimhill, Pitchford, Prees, Quatt Malvern, Richard's Castle, Romsley, Rudge, Ruyton-XI-Towns, Ryton, Shawbury, Sheriffhales, Sidbury, St. Martins, Stanton upon Hine Heath, Stockton, Stoke upon Tern, Stottesdon, Sutton Maddock, Sutton upon Tern, Tasley, Tong, Uffington, Upton Cressett, Upton Magna, Welshampton and Lyneal, Wem Rural, West Felton, Westbury, Weston Rhyn, Weston-under-Redcastle, Whitchurch Rural, Whittington, Whixall, Withington, Woore and Worfield. 5 Footnote 29 of the 2018 NPPF clarifies as ‘As part of the overall affordable housing contribution from the site’.

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2.48 This is tested.

First Homes Consultation

2.49 In February 2020 the Government launched a consultation on First Homes. The consultation is exploring a number of options. In broad terms is suggested that development should include an element of First Homes where these are discounted for first time buyers by at least 30% from market values. At this stage the proportion of First Homes to be delivered has not been proposed. In this assessment a range is tested.

2.50 The consultation does suggest that first homes would not be subject to CIL.

Affordable Housing

2.51 Prior to the Summer 2015 Budget, Affordable Rents were set at up to 80% of open market rent and generally went up, annually, by inflation (CPI) plus 1%, and Social Rents were set through a formula, again with an annual inflation plus 1% increase. Under arrangements announced in 2013, these provisions were to prevail until 2023, and formed the basis of many housing associations’ and other providers’ business plans. Housing associations knew their rents would go up and those people and organisations who invest in such properties (directly or indirectly) knew that the rents were going up year on year. This made them attractive as each year the rent would always be a little more relative to inflation.

2.52 In the Budget, it was announced that Social Rents and Affordable Rents would be reduced by 1% per year for 4 years. This change reduced the value of Affordable Housing. In October 2017 the Government announced that Rents will rise by CPI +1% for five years from 2020. The values of Affordable Housing have been considered in Chapter 4 below.

Environmental Standards

2.53 The Government confirmed within the Fixing the foundations productivity report6 its intention not to proceed with the zero carbon buildings policy, which was initially announced in 2007.

… repeat its successful target from the previous Parliament to reduce net regulation on housebuilders. The government does not intend to proceed with the zero carbon Allowable Solutions carbon offsetting scheme, or the proposed 2016 increase in on-site energy efficiency standards, but will keep energy efficiency standards under review, recognising that existing measures to increase energy efficiency of new buildings should be allowed time to become established

2.54 There was no uplift to Part L of the Building Regulations during 2016 and both the 2016 zero carbon homes target and the 2019 target for non-domestic zero carbon buildings will be dropped, including the Allowable Solutions programme.

6 https://www.gov.uk/government/publications/fixing-the-foundations-creating-a-more-prosperous-nation

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2.55 The Government launched a consultation on ‘The Future Homes Standard’7 towards the end of 2019. This is linked to achieving the ‘net zero’ greenhouse gas emissions by 2050. The Council is exploring the policy options in this regard. At this stage a policy has not been drafted but is likely to include provisions to encourage reduced energy usage. This is considered in Chapter 8 below.

Biodiversity

2.56 In March 2019 the Government announced that new developments must deliver an overall increase in biodiversity. Following a consultation, the Chancellor confirmed in the Spring Statement that the Government will use the forthcoming Environment Bill to mandate ‘biodiversity net gain’.

2.57 At this stage no details have been published, however biodiversity net gain requires developers to ensure habitats for wildlife are enhanced and left in a measurably better state than they were pre-development. They must assess the type of habitat and its condition before submitting plans, and then demonstrate how they are improving biodiversity – such as through the creation of green corridors, planting more trees, or forming local nature spaces.

2.58 Improvements on-site are encouraged, but in the rare circumstances where they are not possible, developers will need to pay a levy for habitat creation or improvement elsewhere.

2.59 The costs of this type of intervention are modest and will be achieved through the use of more mixed planting plans, that use more locally appropriate native plants. To a large extent the costs of grass seeds and plantings will be unchanged. More thought and care will however go into the planning of the landscaping. There will be an additional cost of establishing the base line ‘pre-development’ situation as a survey will need to be carried out. The Government’s impact assessment8 suggest an average cost in the region of £20,000 per hectare. This would represent a modest increase in the site costs. We have increased the site cost assumption to reflect this.

2.60 In Chapter 7 the main development cost assumptions were set out and these included an allowance for fees. Having considered this policy (and the other policies) the base assumption has been increased from 8% to 9%.

Viability Guidance

2.61 There is no specific technical guidance on how to test viability in the 2019 NPPF or the updated PPG, although the updated PPG includes guidance in a number of specific areas. There are several sources of guidance and appeal decisions9 that support the methodology HDH has

7 https://www.gov.uk/government/consultations/the-future-homes-standard-changes-to-part-l-and-part-f-of-the- building-regulations-for-new-dwellings?utm_source=7711646e-e9bf-4b38-ab4f- 9ef9a8133f14&utm_medium=email&utm_campaign=govuk-notifications&utm_content=immediate 8 https://www.gov.uk/government/consultations/biodiversity-net-gain-updating-planning-requirements 9 Barnet: APP/Q5300/ A/07/2043798/NWF, Bristol: APP/P0119/ A/08/2069226, Beckenham: APP/G5180/ A/08/2084559, Bishops Cleeve; APP/G1630/A/11/2146206 Burgess Farm: APP/U4230/A/11/2157433, CLAY

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developed. This study follows the Viability Testing in Local Plans – Advice for planning practitioners (LGA/HBF – Sir John Harman) June 201210 (known as the Harman Guidance). This contains the following definition:

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

2.62 The planning appeal decisions, and the HCA good practice publication11 suggest that the most appropriate test of viability for planning policy purposes is to consider the Residual Value of schemes compared with the Existing Use Value (EUV), plus a premium. The premium over and above the EUV being set at a level to provide the landowner with an inducement to sell. This approach is now specified in the PPG (see above).

2.63 The Harman Guidance and Financial viability in planning, RICS guidance note, 1st edition (GN 94/2012) which was published during August 2012 (known as the RICS Guidance) set out the principles of viability testing12. Additionally, the Planning Advisory Service (PAS) provides viability guidance and manuals for local authorities.

FARM: APP/Q0505/A/09/2103599/NWF, Woodstock: APP/D3125/ A/09/2104658, Shinfield APP/X0360/ A/12/2179141, Oxenholme Road, APP/M0933/A/13/2193338, Former Territorial Army Centre, Parkhurst Road, Islington APP/V5570/W/16/3151698, Vannes: Court of Appeal 22 April 2010, [2010] EWHC 1092 (Admin) 2010 WL 1608437. 10 Viability Testing in Local Plans has been endorsed by the Local Government Association and forms the basis of advice given by the, CLG funded, Planning Advisory Service (PAS). 11 Good Practice Guide. Homes and Communities Agency (July 2009). 12 There are two principle pieces of relevant guidance; Draft Financial viability in planning: conduct and reporting RICS professional statement, England (October 2018) and Financial Viability in planning (1st edition), RICS guidance note 2012. The 2012 guidance note, is subject to a full review to reflect the changes in the 2019 NPPF and the updated PPG (July 2018) so relatively little weight is given to this.

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2.64 There is considerable common ground between the 2012 RICS Guidance and the Harman Guidance, but they are not consistent. The RICS Guidance recommends against the ‘EUV plus a margin’ – which is the methodology recommended in the Harman Guidance.

One approach has been to exclusively adopt current use value (CUV) plus a margin or a variant of this, i.e. existing use value (EUV) plus a premium. The problem with this singular approach is that it does not reflect the workings of the market as land is not released at CUV or CUV plus a margin (EUV plus).…. Financial viability in planning, RICS guidance note, 1st edition (GN 94/2012)

2.65 The Harman Guidance advocates an approach based on Threshold Land Value (Threshold Land Value is equivalent to Benchmark Land Value as referred to in the updated PPG):

Consideration of an appropriate Threshold Land Value needs to take account of the fact that future plan policy requirements will have an impact on land values and landowner expectations. Therefore, using a market value approach as the starting point carries the risk of building-in assumptions of current policy costs rather than helping to inform the potential for future policy. Reference to market values can still provide a useful ‘sense check’ on the threshold values that are being used in the model (making use of cost-effective sources of local information), but it is not recommended that these are used as the basis for the input to a model. We recommend that the Threshold Land Value is based on a premium over current use values and credible alternative use values (noting the exceptions below). Viability Testing in Local Plans – Advice for planning practitioners. (June 2012)

2.66 The RICS Guidance dismisses a Threshold Land Value approach as follows:

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

2.67 As set out in Chapter 1 above, Financial viability in planning, RICS guidance note, 1st edition (GN 94/2012) is not consistent with the 2019 NPPF and updated PPG so is subject to a full review to reflect the changes in the 2019 NPPF and the updated PPG. Relatively little weight is given to this RICS Guidance in this regard at this stage.

2.68 In line with the updated PPG, this study follows the EUV Plus (EUV+) methodology. The methodology is to compare the Residual Value generated by the viability appraisals, with the EUV plus an appropriate uplift to incentivise a landowner to sell. The amount of the uplift over and above the EUV is central to the assessment of viability. It must be set at a level to provide a return to the landowner. To inform the judgement as to whether the uplift is set at the appropriate level, reference is made to the value of the land both with and without the benefit of planning.

2.69 This approach is in line with that recommended in the Harman Guidance (as endorsed by LGA, PAS) – and also broadly in line with the main thrust of the RICS Guidance of having reference to market value.

2.70 In September 2019 the House Builders Federation (HBF) produced further guidance in the form of HBF Local Plan Viability Guide (Version 1.2: Sept 2019). This guidance draws on the Harman Guidance and the 2012 RICS Guidance, (which the RICS is updating as it is out of

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date), but not the more recent May 2019 RICS Guidance. This HBF guidance stresses the importance of following the guidance in the PPG and of consultation, both of which this report has done. We do have some concerns around this guidance as it does not reflect ‘the aims of the planning system to secure maximum benefits in the public interest through the granting of planning permission’ as set out in paragraph 10-009-20190509 of the PPG. The HBF Guidance raises several ‘common concerns’. Regard has been had to these under the appropriate headings through this report.

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3. Methodology

Viability Testing – Outline Methodology

3.1 This report follows the Harman Guidance and was put to the consultation event on 19th February 2020. The availability and cost of land are matters at the core of viability for any property development. The format of the typical valuation is:

Gross Development Value (The combined value of the complete development) LESS Cost of creating the asset, including a profit margin (Construction + fees + finance charges) = RESIDUAL VALUE

3.2 The result of the calculation indicates a land value, the Residual Value. The Residual Value is the top limit of what a developer could offer for a site and still make a satisfactory return (i.e. profit).

3.3 In the following graphic, the bar illustrates all the income from a scheme. This is set by the market (rather than by the developer or local authority). Beyond the economies of scale that larger developers can often enjoy, the developer has relatively little control over the costs of development, and whilst there is scope to build to different standards the costs are largely out of the developer’s direct control – they are what they are.

3.4 The essential balance in viability testing is around the land value and whether or not land will come forward for development. The more policy requirements and developer contributions a planning authority asks for, the less the developer can afford to pay for the land. The purpose

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of this assessment is to quantify the costs of Shropshire Council’s policies and to assess the effect of these and then make a judgement as to whether or not land prices are squeezed to such an extent that the Plan is not deliverable.

3.5 The land value is a difficult topic since a landowner is unlikely to be entirely frank about the price that would be acceptable, always seeking a higher one. This is one of the areas where an informed assumption has to be made about the ‘uplift’ above the ‘EUV’ which would make the landowner sell.

3.6 This study is not trying to mirror any particular developer’s business model – rather it is making a broad assessment of viability in the context of plan-making and the requirements of the 2019 NPPF and CIL Regulations.

Limitations of viability testing in the context of the NPPF

3.7 High level viability testing does have limitations. The assessment of viability is a largely quantitative process based on financial appraisals – there are however types of development where viability is not at the forefront of the developer’s mind and they will proceed even if a ‘loss’ is shown in a conventional appraisal. By way of example, an individual may want to fulfil a dream of building a house and may spend more than the finished home is actually worth, a community may extend a village hall even though the value of the facility in financial terms is not significantly enhanced or the end user of an industrial or logistics building may build a new factory or depot that will improve its operational efficiency even if, as a property development, the resulting building may not seem to be viable.

3.8 This is a challenge when considering policy proposals. It is necessary to determine whether or not the impact of a policy requirement on a development type that may appear only to be marginally viable will have any material impact on the rates of development or whether the developments will proceed anyway. Some development comes forward for operational reasons rather than for property development purposes.

The meaning of Landowner Premium

3.9 The phrase ‘landowner premium’ is new in the updated PPG. Under the 2012 NPPF, and the superseded PPG, the phrase ‘competitive return’ was used. This is at the core of a viability assessment. The 2012 RICS Guidance includes the following definition:

Competitive returns - A term used in paragraph 173 of the NPPF and applied to ‘a willing land owner and willing developer to enable development to be deliverable’. A ‘Competitive Return’ in the context of land and/or premises equates to the Site Value as defined by this guidance, i.e. the Market Value subject to the following assumption: that the value has regard to development plan policies and all other material planning considerations and disregards that which is contrary to the development plan. A ‘Competitive Return’ in the context of a developer bringing forward development should be in accordance with a ‘market risk adjusted return’ to the developer, as defined in this guidance, in viably delivering a project.

3.10 Whilst this is useful it does not provide guidance as to the size of that return. The updated PPG says:

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Benchmark land value should: • be based upon existing use value • allow for a premium to landowners (including equity resulting from those building their own homes) • reflect the implications of abnormal costs; site-specific infrastructure costs; and professional site fees and Viability assessments should be undertaken using benchmark land values derived in accordance with this guidance. Existing use value should be informed by market evidence of current uses, costs and values. Market evidence can also be used as a cross-check of benchmark land value but should not be used in place of benchmark land value. There may be a divergence between benchmark land values and market evidence; and plan makers should be aware that this could be due to different assumptions and methodologies used by individual developers, site promoters and landowners. This evidence should be based on developments which are fully compliant with emerging or up to date plan policies, including affordable housing requirements at the relevant levels set out in the plan. Where this evidence is not available plan makers and applicants should identify and evidence any adjustments to reflect the cost of policy compliance. This is so that historic benchmark land values of non-policy compliant developments are not used to inflate values over time. In plan making, the landowner premium should be tested and balanced against emerging policies. In decision making, the cost implications of all relevant policy requirements, including planning obligations and, where relevant, any Community Infrastructure Levy (CIL) charge should be taken into account. PPG 10-014-20190509

3.11 There has been much discussion as to what may and may not be a landowner premium. The term has not been given a firm definition through the appeal, planning examination or legal processes. ‘Competitive return’ was considered at the Shinfield Appeal (January 2013)13 and the case is sometimes held up as a firm precedent, however as confirmed in the Oxenholme Road Appeal (October 2013)14 the methodology set out in Shinfield is site specific and should only be given limited weight. More recently further clarification has been provided in the Territorial Army Centre, Parkhurst Road, Islington Appeal (June 2017)15, which has subsequently been confirmed by the High Court16. This notes the importance of comparable data but stresses the importance of the quality of the comparable. The level of return to the landowner is discussed and the approach taken in this study is set out in the later parts of Chapter 6 below.

3.12 This study is about the economics of development however, viability brings in a wider range than just financial factors. The following graphic is taken from the Harman Guidance and illustrates some of the non-financial as well as financial factors that contribute to the

13 APP/X0360/A/12/2179141 (Land at The Manor, Shinfield, Reading RG2 9BX) 14 APP/M0933/ A/13/ 2193338 (Land to the west of Oxenholme Road, Kendal, Cumbria) 15 APP/V5570/W/16/3151698 (Former Territorial Army Centre, Parkhurst Road, Islington, London, N7 0LP) 16 Parkhurst Road Limited v Secretary of State for Communities and Local Government and The Council of the London Borough of Islington [2018] EWHC 991 (Admin)

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assessment process. Viability is an important factor in the plan-making process, but it is one of many factors.

Existing Available Evidence

3.13 The 2019 NPPF, the PPG, the CIL Regulations and CIL Guidance are clear that the assessment of viability should, wherever possible, be based on existing available evidence rather than new evidence. The evidence that is available from Shropshire Council has been reviewed. This falls into three broad types:

3.14 Firstly, is that which has been prepared earlier in the plan-making process and to inform the setting of CIL. These studies were subject to consultation and include:

a. Affordable Housing Viability Study (Fordham Research, April 2010). b. Analysis of CIL and Affordable Targets (Fordham Research, August 2010). c. Further Analysis of CIL (Retail) (Fordham Research, February 2011). d. Shropshire Viability Study (Shropshire Council, May 2013).

3.15 It is accepted that these are somewhat historic, however they make a useful starting point. The Harman Guidance is clear that an assessment of viability should build on the existing available evidence.

3.16 Secondly, is that which Shropshire Council holds, in the form of development appraisals17 that have been submitted by developers in connection with specific developments – most often to

17 These are not referred to specifically in this report as some were submitted to the Council on a confidential basis.

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support negotiations around the provision of Affordable Housing or s106 contributions. The approach taken is to draw on this existing evidence and to consolidate it so that it can then be used as a sound base for setting the Affordable Housing target and the levels of CIL. It is important to note that these figures are the figures submitted by developers for discussion at the start of the viability process, and are not necessarily the figures agreed between the parties.

Table 3.1 Review of Development Management Viability Appraisals.

TO BE ADDED FOLLOWING CONSULTATION Source: Review of appraisals submitted through Development Management.

3.17 Thirdly, Shropshire also holds evidence of what is being collected from developers under the s106 regime. This is being collected outside this study18.

Stakeholder Engagement

3.18 The PPG and the CIL Guidance require stakeholder engagement. The preparation of this viability assessment includes specific consultation and engagement with the industry. A consultation event was held on the 19th February 2020. Residential and non-residential developers (including housing associations), landowners and planning professionals were invited. Appendix 2 includes the details of those invited and the attendees, and Appendix 3 includes the presentation given. Appendix 4 includes a summary of notes taken.

3.19 The event was divided into three parts:

a) A recap of viability testing in the context of the 2019 NPPF and updated PPG. b) The main assumptions for the viability assessments were set out including development values, development costs, land prices, developers’ and landowners’ returns. c) The consultants and consultees talked through the main points.

3.20 The comments of the consultees are reflected through this report and the assumptions adjusted where appropriate.

3.21 The main points from the consultation event and subsequent comments received were:

a) ...

18 Paragraphs 10-020-20180724 to 10-028-20180724 of the PPG introduce reporting requirements in this regard. In particular 10-027-20180724 says: How should monitoring and reporting inform plan reviews? The information in the infrastructure funding statement should feed back into reviews of plans to ensure that policy requirements for developer contributions remain realistic and do not undermine deliverability of the plan. Paragraph: 027 Reference ID: 10-027-20180724

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b) ... c) ....

3.22 Following the event, copies of the presentation and an early iteration of this study were circulated to all those invited, and the stakeholders were asked to make any further representations by email. ### written responses were received in addition to the comments made at the event.

3.23 The consultation process has been carried out fully in accordance with the requirements of the updated PPG, the Harman Guidance and the RICS Guidance.

Viability Process

3.24 The assessment of viability as required under the 2019 NPPF and the CIL Regulations is a quantitative and qualitative process. The updated PPG requires that (at PPG 10-001- 20190509) ‘...policy requirements should be informed by evidence of infrastructure and affordable housing need, and a proportionate assessment of viability that takes into account all relevant policies, and local and national standards, including the cost implications of the Community Infrastructure Levy (CIL) and section 106’.

3.25 The basic viability methodology is summarised in the figure below. It involves preparing financial development appraisals for a representative range of ‘typologies’, and using these to assess whether development, generally, is viable. The typologies were modelled based on discussions with Council officers, the existing available evidence supplied to us by the Council, and on our own experience of development. Details of the modelling are set out in Chapter 9. This process ensures that the appraisals are representative of typical development in the Shropshire Council area over the plan-period.

32 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Figure 3.1 Viability Methodology

LOCAL MARKET SURVEY & SHORT LIST SITES ASSUMPTIONS FOR DATA SURVEY LOCAL AFFORDABLE & S106 DEVELOPMENT PATTERNS

SELECT ACTUAL SITES

BUILT FORM FOR EACH SITE

LAND VALUES MARKET AFFORDABLE PRICES PRICES & VALUES BUILD COSTS OTHER FOR EACH TECHNICAL SITE ASSUMPTIONS

ALTERNATIVE PREPARE MODELLED USE VALUES APPRAISALS FOR EACH SITE

ITERATE FOR OTHER AFFORDABLE OPTIONS

IS THE SCHEME VIABLE?

Source: HDH 2020

3.26 In addition to modelling a range of representative sites, the following Strategic Sites are considered individually. These sites will be added in due course, Shropshire Council will then specifically engage with the promoters of the potential Strategic Sites to be included within the Plan.

Table 3.2 Strategic Sites

Settlement Reference Gross site Proposed Employment size (ha) Dwellings Area (ha) TO BE ADDED IN DUE COURSE Source: Shropshire Council (February 2020)

3.27 The local housing markets were surveyed to obtain a picture of sales values. Land values were assessed to calibrate the appraisals and to assess EUVs. Alongside this, local development patterns were considered, to arrive at appropriate built form assumptions. These in turn informed the appropriate build cost figures. Several other technical assumptions were required before appraisals could be produced. The appraisal results were in the form of £/ha ‘residual’ land values, showing the maximum value a developer could pay for the site and still make an appropriate return. The Residual Value was compared to the EUV for each site. Only if the Residual Value exceeded the EUV, and by a satisfactory margin (the Landowners’ Premium), could the scheme be judged to be viable. The amount of margin is a difficult subject and is discussed and the approach taken in this study is set out in the later parts of Chapter 6 below.

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3.28 The appraisals are based on existing and emerging policy options as summarised in Chapter 8 below. The preparation of draft policies within the ongoing Local Plan Review is still at an early stage, albeit they will be informed by those within the adopted Local Plan, so the policy topics used in this assessment may be subject to changes. For appropriate sensitivity testing a range of options including different thresholds and levels of Affordable Housing provision and different levels of developer contribution are tested. If the Council allocates different types of site or develops significantly different policies to those tested in this study, it may be necessary to revisit viability and consider the impact of those further or different requirements.

3.29 A bespoke viability testing model designed and developed by HDH specifically for area wide viability testing as required by the 2019 NPPF and CIL Regulations19 is used. The purpose of the viability model and testing is not to exactly mirror any particular business model used by those companies, organisations or people involved in property development. The purpose is to capture the generality and to provide high level advice to assist Shropshire Council in assessing the deliverability of the Local Plan and to assist the Council in considering CIL.

Additional Profit

3.30 To assess whether or not a contribution to CIL can be made, a calculation needs to be undertaken to establish the Additional Profit. Additional Profit is the amount of profit over and above the normal profit made by the developers having purchased the land (alternative land value plus uplift), developed the site and sold the units (including providing any Affordable Housing that is required). The approach to calculating additional profit is to complete the appraisal using the same base cost and price figures and other financial assumptions as used to establish the Residual Value, except for the current rates of CIL. Instead of calculating the Residual Value, the cost of the land (the Benchmark Land Value as EUV +) is incorporated into the cost side of the appraisal to show the resulting profit (or loss).

3.31 The amount by which the resulting profit exceeds the target level of profit, represents the additional profit, and provides a measure of the scope for contributing to CIL without impairing development viability. CIL contributions can be paid out of this additional profit. The following formula was used:

19 This Viability Model is used as the basis for the Planning Advisory Service (PAS) Viability Workshops. It is made available to Local Authorities, free of charge, by PAS and has been widely used by Councils across England (and, to a lesser extent, Wales).

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Gross Development Value (The combined value of the complete development including x% Affordable Housing) LESS Cost of creating the asset, including a profit margin (land* + construction + fees + finance charges + developers’ profit) including mitigation measures, and Affordable Housing commuted sums = Additional Profit * Where ‘land’ is the Benchmark Land Value.

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4. Residential Market

4.1 This chapter sets out an assessment of the housing market, providing the basis for the assumptions on house prices. The study is concerned not just with the prices but the differences across different areas. Market conditions will broadly reflect a combination of national economic circumstances, and local supply and demand factors, however, even within a town there will be particular localities, and ultimately site-specific factors, that generate different values and costs.

Shropshire’s Residential Market

4.2 Shropshire is a largely rural area focussed on the County Town of Shrewsbury. The area ranges from the Welsh Marches to the western edges of the West-Midlands industrial areas.

a. The Economic Growth Strategy for Shropshire (2017-2021) identifies six existing sectors with potential for growth, these are Advanced manufacturing including engineering, agri-food and agri-tech, food and drink processing, health and social care, visitor economy (and heritage based businesses), environmental science and technologies and creative and digital industries. b. Shrewsbury as the county town, which has been identified as a Strategic Centre. It contains about 25% of the total population and is the main commercial, cultural and administrative centre for Shropshire. There are a range of services and facilities and employment opportunities which serve both residents and a wider hinterland. c. Bridgnorth, Ludlow, Market Drayton, Oswestry and Whitchurch are the five main market towns and have been identified as Principal Centres. Together they contain around 20% of the total population. They also provide a range of facilities, services and employment opportunities for their resident communities and surrounding rural hinterland. d. Albrighton, Bishop’s Castle, Broseley, Church Stretton, Cleobury Mortimer, Craven Arms, Ellesmere, Highley, Much Wenlock, Shifnal and Wem, have been identified as Key Centres and also provide facilities, and services and employment opportunities for their resident communities and surrounding rural hinterland. e. Shropshire is a diverse county in relation to its landscape, topography, settlement type and character and provides a range of attractive living environments in terms of the choice of location, settlement, opportunity, lifestyle and accessibility and as such is a desirable location to live. f. The Shropshire Hills AONB makes up a significant amount of the Southern part of the County. g. The main transport links are generally good, with key strategic corridors identified at the M54/A5 (east); A5 (west), A41/M54, and the A49, however much of the County is deeply rural, with relatively poorer connectivity.

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h. The County benefits from good train links, both north/south and east/west, including direct trains to London, Birmingham and Manchester.

4.3 Overall the market is perceived to be vibrant, with a strong market for the right scheme in the right place. Having said this, there is no doubt that some areas remain challenging and the relatively low house prices in some areas do lead to some areas seeing relatively little development coming forward.

National Trends and the relationship with the wider area

4.4 The housing market peaked late in 2007 (see the following graph) and then fell considerably in the 2007/2008 recession during what became known as the ‘Credit Crunch’. Average house prices across England and Wales have recovered to their pre-recession peak, this is strongly influenced by London.

Figure 4.1 Average House Prices (£)

£500,000 £450,000 £400,000 £350,000 £300,000 £250,000 £200,000 £150,000 £100,000 £50,000

£0

2007-09 2011-01 2006-01 2006-06 2006-11 2007-04 2008-02 2008-07 2008-12 2009-05 2009-10 2010-03 2010-08 2011-06 2011-11 2012-04 2012-09 2013-02 2013-07 2013-12 2014-05 2014-10 2015-03 2015-08 2016-01 2016-06 2016-11 2017-04 2017-09 2018-02 2018-07 2018-12 2019-05

Shropshire West Midlands England and Wales London

Source: Land Registry (December 2019)

4.5 Prices in Shropshire are now about 8% above their November 2007 peak which is notably less than the increase in England and Wales (about 28%). House prices in the West Midlands Have increased by about 22%. It is important to appreciate that the national, headline figures are skewed by London which has seen an increase of nearly 60% over the same period.

4.6 Up to the pre-recession peak of the market, the long-term rise in house prices had, at least in part, been enabled by the ready availability of credit to home buyers. Prior to the increase in prices, mortgages were largely funded by the banks and building societies through deposits taken from savers. During a process that became common in the 1990s, but took off in the early part of the 21st Century, many financial institutions changed their business model whereby, rather than lending money to mortgagees that they had collected through deposits, they entered into complex financial instruments and engineering through which, amongst other things, they borrowed money in the international money markets, to then lend on at a margin

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or profit. They also ‘sold’ portfolios of mortgages that they had granted. These portfolios also became the basis of complex financial instruments (mortgage backed securities and derivatives etc.).

4.7 During 2007 and 2008, it became clear that some financial institutions were unsustainable, as the flow of money for them to borrow was not certain. As a result, several failed and had to be rescued. This was an international problem that affected countries across the world – but most particularly in North America and Europe. In the UK, the high-profile institutions that were rescued included Royal Bank of Scotland, HBoS, Northern Rock and Bradford and Bingley. The ramifications of the recession were an immediate and significant fall in house prices, and a complete reassessment of mortgage lending with financial organisations becoming averse to taking risks, lending only to borrowers who had the least risk of default and those with large deposits.

4.8 It is important to note that, at the time of this report, the housing market is actively supported by the Government through products and initiatives such as Help-to-Buy. In addition, the historically low Bank of England’s base rates, since the recession, have contributed to the wider economic recovery, including a rise in house prices.

4.9 There is a degree of uncertainty in the housing market as reported by the RICS. The October 2019 RICS UK Residential Market Survey20 said:

The October 2019 RICS Residential Market Survey continues to depict a relatively subdued sales market backdrop, evidenced by negative readings for indicators covering new buyer enquiries, agreed sales and new instructions. That being said, near term expectations for sales activity did improve to a certain degree, and a broadly stable trend is now anticipated to emerge across most parts of the country over the next three months.

4.10 When ranked across England and Wales, the average house price for Shropshire is 193rd (out of 348) at about £248,00021. To set this in context, the Council at the middle of the rank (174 – Ryedale), has an average price of £265,000. The Shropshire median price is a lower than the mean at £215,00022.

4.11 The figure above shows that prices in the Shropshire area have seen a significant recovery since the bottom of the market in mid-2009. A characteristic of the data is that the values of newbuild homes have increased faster than that for existing homes. The Land Registry shows that the average price paid for newbuild homes in Shropshire (£248,837) is £36,725, or 17.3% higher than the average price paid for existing homes (£212,112).

20 https://www.rics.org/globalassets/rics-website/media/knowledge/research/market-surveys/uk-residential- market-survey---october-2019.pdf 21 Mean house prices for administrative geographies: HPSSA dataset 12 (Release 25th September 2019). 22 Median house prices for administrative geographies: HPSSA dataset 9 (Release 25th September 2019)

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Figure 4.2 Change in House Prices. Existing v Newbuild – Fenland

£300,000

£250,000

£200,000

£150,000

£100,000

£50,000

£0

2006-01 2006-06 2006-11 2007-04 2007-09 2008-02 2008-07 2008-12 2009-05 2009-10 2010-03 2010-08 2011-01 2011-06 2011-11 2012-04 2012-09 2013-02 2013-07 2013-12 2014-05 2014-10 2015-03 2015-08 2016-01 2016-06 2016-11 2017-04 2017-09 2018-02 2018-07 2018-12 2019-05

Newbuild Existing

Source: Land Registry (December 2019)

4.12 The rate of sales (i.e. sales per month) in the Shropshire Council area is a little greater than the wider country, underlining the fact that the local market is an active market. The slowdown in transactions seen in London has not been seen in the County.

Figure 4.3 Sales per Quarter – Indexed to January 2006

180 160 140 120 100 80 60 40 20

2006-01 2008-02 2016-01 2006-06 2006-11 2007-04 2007-09 2008-07 2008-12 2009-05 2009-10 2010-03 2010-08 2011-01 2011-06 2011-11 2012-04 2012-09 2013-02 2013-07 2013-12 2014-05 2014-10 2015-03 2015-08 2016-06 2016-11 2017-04 2017-09 2018-02 2018-07 2018-12 2019-05

Shropshire West Midlands England and Wales London

Source: Land Registry (December 2019)

4.13 This report is being completed after the United Kingdom voted to leave the European Union (EU). It is not possible to predict the impact of leaving the EU, beyond the fact that the UK and the UK economy is in a period of uncertainty. Negotiations around the details of the exit are underway but not concluded, so the future of trade with the EU and wider world are not yet known.

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4.14 A range of views as to the impact on house prices have been expressed that cover nearly the whole spectrum of possibilities. The economy is in a period of uncertainly and, whilst it is not the purpose of this assessment, it is timely to provide a forecast of how house prices and values may change in the future. HM Treasury brings together some of the forecasts in its monthly Forecasts for the UK economy: a comparison of independent forecasts report23.

23 No 383, May 2019. https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/801759/PU797 _Forecast_for_the_UK_Economy_May_2019_covers.pdf

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Table 4.1 Consolidated House Price Forecasts

Source: Forecasts for the UK economy: a comparison of independent forecasts No 383 (HM Treasury, May 2019. Table M9: Medium-term forecasts for house price inflation and the output gap

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4.15 There is clearly uncertainty in the market, and it is not for this study to try to predict how the market may change in the coming years, and whether or not there will be a further increase in house prices. Generally, the expectation is that house prices return to growth relatively quickly.

4.16 Property agents Savills are predicting the following changes in price:

Table 4.2 Savills Autumn 2019 Property Price Forecasts 2020 2021 2022 2023 2024 5 Year

Mainstream UK 1.0% 4.5% 3.0% 3.0% 3.0% 15.3%

Mainstream West 3.0% 5.0% 3.0% 3.0% 3.0% 18.2% Midlands

Prime Midlands / North 2.0% 5.0% 4.5% 4.0% 3.5% 20.5%

Source: Residential Property Forecasts (Savills, Autumn 2019) & https://www.savills.co.uk/insight-and- opinion/research-consultancy/residential-market-forecasts.aspx

The Local Market

4.17 A survey of asking prices across the Shropshire Council area was carried out in December 2019. Through using online tools such as rightmove.co.uk and zoopla.co.uk, median asking prices were estimated. The data is based on the following areas:

Strategic Centre: Shrewsbury.

Principal Centres: Bridgnorth, Ludlow, Market Drayton, Oswestry and Whitchurch.

Key Centres: Albrighton, Bishop’s Castle, Broseley, Church Stretton, Cleobury Mortimer, Craven Arms, Ellesmere, Highley, Much Wenlock, Shifnal and Wem.

The rural area Three catchments – north, central and south

43 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Figure 4.4 Median Asking Prices (£)

£600,000

£500,000

£400,000

£300,000

£200,000

£100,000

£0

1 bed 2 bed 3 bed 4 bed

£600,000

£500,000

£400,000

£300,000

£200,000

£100,000

£0 Cleobury Craven Ellesmere Highley Much Shifnal Wem Rural Rural Rural . Mortimer Arms Wenlock North Central South

1 bed 2 bed 3 bed 4 bed

Source: Rightmove.co.uk (December 2019)

4.18 It is important to note that the above are asking prices and that they reflect the seller’s aspiration of value, rather than the value, they are however a useful indication of how prices vary across areas.

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Figure 4.5 Values (£/m2)

£ £400,000 £350,000 £300,000 £250,000 £200,000 £150,000 £100,000 £50,000 £0 Shropshire Shrewsbury Bridgnorth Ludlow Market Oswestry Whitchurch Drayton

Detached Semi-detached Terraced Flats

£/m2 £3,500 £3,000 £2,500 £2,000 £1,500 £1,000 £500 £0 Shropshire Shrewsbury Bridgnorth Ludlow Market Oswestry Whitchurch Drayton

Detached Semi-detached Terraced Flats

Source: Zoopla.co.uk (December 2019)

4.19 The Land Registry publishes data of all homes sold. Across the Shropshire Council area 4,495 home sales are recorded since the start of 201824. These transactions (as recorded by the Land Registry) are summarised as follows.

24 The Land Registry makes all transactions available as and when they are registered via the ‘beta’ format tool at https://www.gov.uk/government/statistical-data-sets/price-paid-data-downloads. It does take some time for transactions to be registered – we estimate this to be about 4 to 6 months.

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Table 4.3 Average Price Paid by Postcode Area - Count

Detached Flats Semi- Terraced ALL detached

CW3 11 1 1 13 DY12 1 1 2 DY14 31 3 11 11 56

LD7 2 2 LL14 4 1 1 6 SY1 73 52 122 139 386 SY10 72 5 36 9 122 SY11 96 21 143 90 350 SY12 46 6 43 12 107 SY13 111 16 57 59 243

SY15 5 1 1 7 SY2 108 70 134 79 391

SY21 1 1 SY22 18 1 5 5 29 SY3 190 77 180 119 566 SY4 213 10 96 49 368 SY5 205 11 103 37 356 SY6 45 9 20 9 83 SY7 68 5 23 19 115 SY8 83 32 51 62 228

SY9 12 7 9 28 TF10 2 2 TF11 129 8 77 35 249

TF12 17 24 15 56 TF13 21 8 8 37 TF4 1 1 TF6 1 1 2 TF8 2 1 3 1 7 TF9 125 12 105 40 282

WR15 9 3 12 WV15 28 6 28 29 91 WV16 94 18 47 66 225

WV5 10 1 11 WV6 1 3 1 5 WV7 20 3 19 13 55

WV8 1 1 All 1,853 366 1,356 920 4,495 Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

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Table 4.4 Average Price Paid by Postcode Area - Average

Detached Flats Semi- Terraced ALL detached

CW3 £345,135 £285,000 £162,500 £326,460 DY12 £605,000 £220,000 £412,500 DY14 £346,903 £111,667 £174,045 £192,818 £270,080

LD7 £177,500 £177,500 LL14 £220,375 £128,000 £100,000 £184,917 SY1 £299,282 £159,821 £174,654 £166,401 £193,253 SY10 £318,188 £84,600 £173,718 £139,222 £252,782 SY11 £258,892 £84,000 £158,026 £135,930 £175,569 SY12 £285,501 £129,000 £170,489 £178,416 £218,496 SY13 £300,766 £78,372 £166,187 £139,166 £215,319

SY15 £352,700 £130,000 £195,000 £298,357 SY2 £322,527 £195,358 £214,567 £197,134 £237,426

SY21 £465,000 £465,000 SY22 £202,175 £68,000 £161,150 £108,719 £174,362 SY3 £378,536 £162,009 £236,407 £174,757 £261,035 SY4 £323,216 £107,750 £196,002 £157,403 £262,096 SY5 £326,822 £104,227 £205,361 £189,711 £270,552 SY6 £432,865 £113,944 £245,775 £219,500 £330,065 SY7 £371,131 £122,600 £246,500 £180,855 £303,963 SY8 £339,017 £132,906 £195,873 £242,368 £251,788

SY9 £343,542 £210,000 £192,611 £261,643 TF10 £637,500 £637,500 TF11 £334,120 £100,250 £215,643 £173,942 £267,454

TF12 £294,073 £186,086 £145,380 £207,965 TF13 £372,593 £311,500 £200,313 £322,134 TF4 £204,000 £204,000 TF6 £545,000 £176,000 £360,500 TF8 £219,475 £80,000 £167,650 £385,000 £200,986 TF9 £320,866 £113,954 £165,508 £176,084 £233,679

WR15 £328,911 £171,000 £289,433 WV15 £349,621 £195,750 £225,839 £183,662 £248,501 WV16 £342,929 £127,858 £203,482 £184,882 £250,234

WV5 £448,700 £395,000 £443,818 WV6 £750,000 £287,000 £370,000 £396,200 WV7 £340,075 £133,000 £220,658 £210,115 £256,809

WV8 £300,000 £300,000 All £330,936 £145,679 £197,336 £175,541 £243,744 Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

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Figure 4.6 Land Registry Price Paid Data

£350,000

£300,000

£250,000

£200,000

£150,000

£100,000

£50,000

£0 BRIDGNORTH LUDLOW MARKET OSWESTRY SHREWSBURY WHITCHURCH All DRAYTON

Detached Flats Semi-detached Terraced All

Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

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Figure 4.7 Land Registry Price Paid Data by Postcode

Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

4.20 The different types of dwelling have significantly different values. The geographical differences in prices are illustrated in the following maps showing the median price by ward, the first being for all properties and the second just for newbuild.

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Figure 4.8 Median Prices – All Properties

Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

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Figure 4.9 Median Prices – Newbuild Properties

Source: Land Registry (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0

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4.21 Further maps are included within Appendix 5 that show the median prices, by ward, by house type (detached, semi-detached, terraced, flats).

Newbuild Sales Prices

4.22 This study is concerned with the development of residential property so the key input for the appraisals is the price of new units. Recent newbuild sales prices from the Land Registry have been reviewed and a survey of new homes for sale during December 2019 was carried out.

4.23 As set out above, the Land Registry publishes data of all homes sold. Across the Shropshire Council area 1,566 newbuild home sales are recorded since the start of 2018. These transactions (as recorded by the Land Registry) are summarised in the following table and detailed in Appendix 6. Each dwelling sold requires an Energy Performance Certificate (EPC)25. The EPC contains the floor area (the Gross Internal Area – GIA) as well as a wide range of other information about the construction and energy performance of the building. This information is also included in Appendix 6.

4.24 The price paid data from the Land Registry has been married with the floor area from the EPC Register. The HBF Guidance raises concerns about the use of EPC data highlighting a discrepancy between unit sizes on the EPC Register saying:

Internal areas obtained from Energy Performance Certificates are used in revenue / coverage calculations. However, these generally do not represent actual Gross Internal Area as the calculation methodology is different.

4.25 We understand that this relates, at least in part, to internal garages for the purpose of this study (which is mainly concerned with houses rather than flats). Internal garages are not included within the EPC area but can be included in the developers’ own records. Whilst some new homes do have internal garages this is a minority (33 out of the 196 or so being advertised for sale at the time of this report). Bearing in mind the need to establish the values on a £/m2 basis this data can still be given considerable weight.

4.26 Further, the HBF Guidance suggests that the EPC information may not be reliable and understated the size of the buildings in question – with the consequence of overstating the value when considered on a £/m2 basis. Whilst we note these concerns, we have checked the guidance for undertaking EPCs and this states26:

When undertaking internal dimensions measure between the inner surfaces of the external or party walls. Any internal elements (partitions, internal floors, walls, roofs) are disregarded. In general, rooms and other spaces, such as built in cupboards, should be included in the calculation of the floor area where these directly accessible from the occupied dwelling. However, unheated spaces clearly divided from the dwelling should not be included.

25 https://www.epcregister.com/ 26 Page 6, Energy Performance Certificates for Existing Dwellings. RdSAP Manual. Version 8.0

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4.27 Additionally, the DCLG guidance describes the floor area as follows27:

The total useful floor area is the total area of all enclosed spaces measured to the internal face of the external walls, that is to say it is the gross floor area as measured in accordance with guidance issued to surveyors: a. the area of sloping surfaces such as staircases, galleries, raked auditoria, and tiered terraces should be taken as their area on the plan; and b. areas that are not enclosed, such as open floors, covered ways and balconies, are excluded.

4.28 As set out in Chapters 2 and 3 above, the work in this study is based on existing available evidence and is proportionate. It is our firm view that the use of EPC data is appropriate in a study of this type. As with any dataset there are bound to be discrepancies and occasions where there is an element of human error, however the substantial sample size and use of averages should minimise this.

4.29 The HBF Guidance suggests that the Land Registry was not a good source for newbuild homes saying that it does not show the incentives that were included (such as Stamp Duty contributions, flooring, white goods, turfing, costs/losses associated with part exchange transactions, mortgage subsidy schemes run by some developers, etc). It is accepted that some developers offer incentives that are not reflected in the price recorded on the Land Registry. As set out below, sales offices and agents were contacted to enquire about the price achieved relative to the asking prices, and the incentives available to buyers.

4.30 The Land Registry data can be broken down by house type and is summarised as follows. The data is sorted by Post Towns in the Land Registry dataset. Whilst some of towns lie outside the Shropshire County area, we confirm that the actual property is located within the Council area:

27 Improving the energy efficiency of our buildings. A guide to energy performance certificates for the marketing, sale and let of dwellings. April 2014, Department for Communities and Local Government.

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Table 4.5 Prices Paid – Newbuild Homes

Detached Flats Semi- Terraced All Detached BISHOPS CASTLE

Count 1 0 0 0 1 Average £ £160,000 £160,000 Average £/m2 BRIDGNORTH

Count 13 0 20 0 33 Average £ £280,421 £156,476 £205,303 Average £/m2 £2,590 £2,157 £2,328 BROSELEY

Count 12 0 12 3 27 Average £ £295,412 £180,495 £153,328 £228,551 Average £/m2 £2,341 £2,285 £2,473 £2,330 CHURCH STRETTON

Count 0 1 0 0 1 Average £ £95,000 £95,000 Average £/m2 £1,484 £1,484 CREWE

Count 7 0 0 0 7 Average £ £302,569 £302,569 Average £/m2 £2,284 £2,284 ELLESMERE

Count 11 0 13 9 33 Average £ £287,539 £155,804 £173,296 £204,486 Average £/m2 £2,206 £2,407 £2,111 £2,260 KIDDERMINSTER

Count 1 0 11 1 13 Average £ £240,000 £223,636 £205,000 £223,462 Average £/m2 £2,222 £2,023 £1,898 £2,029 LLANYMYNECH

Count 11 0 0 6 17 Average £ £189,650 £127,500 £167,715 Average £/m2 £2,257 £2,056 £2,186 LUDLOW

Count 21 18 0 0 39 Average £ £221,809 £243,150 £231,659 Average £/m2 £2,910 £4,197 £3,520

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MARKET DRAYTON

Count 83 0 31 15 129 Average £ £308,566 £179,755 £197,110 £264,652 Average £/m2 £2,228 £2,235 £1,855 £2,186 OSWESTRY Count 35 8 18 21 82 Average £ £313,970 £107,277 £164,981 £151,923 £219,600 Average £/m2 £2,361 £2,221 £2,146 £2,244 £2,269 SHIFNAL

Count 179 0 54 25 258 Average £ £316,223 £227,071 £183,452 £284,698 Average £/m2 £2,537 £2,593 £2,578 £2,553 SHREWSBURY Count 432 91 198 111 832 Average £ £338,503 £185,607 £203,994 £174,794 £267,928 Average £/m2 £2,722 £2,805 £2,602 £2,496 £2,672 WHITCHURCH

Count 79 0 15 0 94 Average £ £306,495 £201,853 £289,797 Average £/m2 £2,342 £2,071 £2,309 All Count 885 118 372 191 1,566 Average £ £320,074 £188,306 £198,934 £173,430 £263,483 Average £/m2 £2,571 £2,966 £2,472 £2,393 £2,556 Source: Land Registry and EPC Register (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0.

55 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Figure 4.10 Average Price Paid

£4,500 £4,000 £3,500 £3,000 £2,500 £2,000 £1,500 £1,000 £500 £0

Detached Flats Semi-Detached Terraced All

£4,500 £4,000 £3,500 £3,000 £2,500 £2,000 £1,500 £1,000 £500 £0

Detached Flats Semi-Detached Terraced All

Source: Land Registry and EPC Register (December 2019) Contains HM Land Registry data © Crown copyright and database 2019. This data is licensed under the Open Government Licence v3.0.

4.31 The average price paid is £2,558/m2, ranging from £1,553/m2 to over £4,450/m2. Care should be taken when considering the disaggregated data as some of the sample sizes are small. Across the area, flats are approximately 25% more expensive than houses. Whilst we would expect flats to be more expensive when considered on a £/m2 basis, this difference is more that would be usual. The figures are skewed by the flats mainly coming forward in the higher value settlements.

4.32 The above data shows variance across the area, however it necessary to consider the reason for that variance. An important driver of the differences is the situation rather than the location of a site. Based on the existing data, the value will be more strongly influenced by the specific site characteristics, the immediate neighbours and the environment, rather than in which particular ward or postcode sector the scheme is located.

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4.33 At the time of this research (December 2019) there were about 95 new homes for sale in the Shropshire Council area. The analysis of these shows that asking prices for newbuild homes vary very considerably, starting at £110,000 and going up to £725,000. The average is £328,000. These are summarised in the following table and set out in detail in Appendix 7.

Table 4.6 Summary of Newbuild Asking Prices

Detached Flats Semi- Terraced All Detached

Bishops Castle £239,000 £239,000

Broseley £508,750 £154,950 £357,121

Central Rural £363,200 £210,647 £212,967 £238,821 £303,489 Church Stretton £575,000 £575,000

Cleobury Mortimer £325,000 £325,000

Ellesmere £436,249 £272,667 £258,333 £333,800

Ludlow £406,667 £408,750 £407,857

Market Drayton £293,000 £237,500 £283,750

North Rural £342,781 £174,975 £219,950 £323,679

Oswestry £207,500 £207,500

Pontesbury £360,250 £194,950 £323,517

Shifnal £351,995 £239,995 £314,662

Shrewsbury £370,893 £255,162 £311,577 £309,772

South Rural £470,992 £293,271 £298,317 £389,549

Wem £280,000 £280,000

Whitchurch £333,738 £333,738

ALL £377,917 £201,364 £265,037 £267,852 £328,147 Source: Market Survey (December 2019)

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Table 4.7 Summary of Newbuild Asking Prices (£m2)

Detached Flats Semi- Terraced All Row Labels Detached Bishops Castle £2,439 £2,439

Broseley £2,353 £2,767 £2,663

Central Rural £2,788 £3,019 £2,987 £2,824 £2,832 Church Stretton £1,343 £1,343

Cleobury Mortimer £3,316 £3,316

Ellesmere £2,663 £2,407 £2,697 £2,596

Ludlow £3,440 £4,325 £3,945

Market Drayton £2,023 £2,013 £2,021

North Rural £2,609 £3,175 £2,647

Oswestry £1,928 £1,928

Pontesbury £2,651 £3,430 £2,846

Shifnal £2,844 £3,038 £2,941

Shrewsbury £2,526 £3,045 £3,427 £2,929

South Rural £2,785 £3,179 £2,870 £2,904

Wem £3,079 £3,079

Whitchurch £2,725 £2,725

ALL £2,693 £2,893 £3,115 £2,878 £2,814 Source: Market Survey (December 2019)

4.34 During the course of the research, sales offices and agents were contacted to enquire about the price achieved relative to the asking prices, and the incentives available to buyers. In most cases the feedback was that the units were ‘realistically priced’ or that as there is strong demand, significant discounts are not available. When pressed, it appeared that the discounts and incentives offered equate to about 2.5% of the asking prices. It would be prudent to assume that prices achieved, net of incentives offered to buyers, are 2.5% less than the above asking prices.

Price Assumptions for Financial Appraisals

4.35 It is necessary to form a view about the appropriate prices for the schemes to be appraised in the study. The preceding analysis does not reveal simple clear patterns with sharp boundaries. It is necessary to relate this to the pattern of development expected to come forward in the future. Bringing together the evidence above (which we acknowledge is varied), the following approach was defined as a result of comments made through the September 2019 consultation.

a) Brownfield Sites. In terms of value, the prices of the new homes developed are likely to be driven by the specific situation of the scheme rather than the general location. So the value will be more strongly influenced by the specific site characteristics, the

58 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

immediate neighbours and environment, rather than in which particular ward or postcode sector the scheme is located. Development is likely to be of a higher density than the greenfield sites and be based around schemes of flats, semi-detached housing and terraces with a low proportion of detached units.

b) ‘Urban’ Flatted Schemes. This is considered to be a separate development type that is only likely to take place in the town centres. These are modelled as conventional development and on a Build to Rent basis (see below).

c) Large Greenfield Sites. These are the potential Strategic Sites, and large greenfield sites (over 200 units or so).

d) Medium Greenfield Sites. These are the greenfield sites in the range of 10 to 200 units that are likely to be brought forward by a single developer.

e) Small Greenfield Sites. These areas are in the smaller settlements and villages in the countryside. A premium value is applied to these.

4.36 Based on the asking prices from active developments, and informed by the general pattern of all house prices across the study area, and the assumptions used by developers in appraisals submitted through the development management process, the prices put to the consultation are as in the table below.

4.37 It is important to note that this is a broad brush, high level study to test Shropshire Council’s policy as required by the NPPF. The values between new developments and within new developments will vary considerably. No single source of data should be used in isolation and it is necessary is draw on the widest possible sources of data.

Table 4.8 Pre-consultation Residential Price Assumptions (£/m2)

A B C Larger Brownfield 2,750 2,450 2,300 Smaller Brownfield 2,450 2,300 2,280 Urban Flatted Schemes 4,000 3,500 3,000 Large Greenfield Sites 3,200 2,750 2,500 Medium Greenfield Sites 2,750 2,600 2,500 Small Greenfield Sites 3,500 3,000 2,750 Source: HDH (February 2020)

4.38 Following the February 2020 consultation, the following points were made:

4.39 .

4.40 .

4.41 Following the consultation, the residential value assumptions were updated as follows:

59 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 4.9 Pre-consultation Residential Price Assumptions (£/m2)

A B C D Larger Brownfield Urban Flatted Schemes Large Greenfield Sites Medium Greenfield Sites Small Greenfield Sites Source: HDH (December 2019)

Ground Rents

4.42 Over the last 20 or so years many new homes have been sold subject to a ground rent. Such ground rents have recently become a controversial and political topic. In this study, no allowance is made for residential ground rents28.

Build to Rent

4.43 The Council has not seen Build to Rent schemes coming forward however this is a growing development format. The Built to Rent sector is a different sector to mainstream housing.

4.44 The value of housing that is restricted to being Private Rented Sector (PRS) housing is different to that of unrestricted market housing. Having said this, at present the Council have no policy reason nor justification to impose a planning condition restricting the use of a housing scheme to the PRS, and if it did it is difficult to see how it could maintain such a condition through a s78 appeal. This is quite different to Affordable Housing where there is evidence and policies to support restricting the use of some housing to Affordable Housing.

4.45 The value of the units in the PRS (where their use is restricted to PRS and they cannot be used in other tenures) is, in large part, the worth of the income that the completed let unit will produce. This is the amount an investor would pay for the completed unit. This will depend on the amount of the rent and the cost of managing the property (letting, voids, rent collection, repairs etc.). This is well summarised in UNLOCKING THE BENEFITS AND POTENTIAL OF BUILD TO RENT, A British Property Federation report commissioned from Savills, academically reviewed by LSE, and sponsored by Barclays (February 2017):

A common comment from BTR players is that BTR schemes tend to put a lower value on development sites than for sale appraisals. Residential development is different to commercial in that it has two potential end users - owners and renters. Where developers can sell on a retail basis to owners (or investors paying retail prices - i.e. buy to let investors) this has been the preferred route to market as values tend to exceed institutional investment pricing, which is

28 In October 2018 the Communities Secretary announced that majority of newbuild houses should be sold as freehold and new leases to be capped at £10. https://www.gov.uk/government/news/communities-secretary- signals-end-to-unfair-leasehold-practices

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based on a multiple of the rental income. This was described as “BTR is very much a yield- based pricing model.

4.46 In estimating the likely level of rent, we have undertaken a survey of market rents across the Shropshire Council area:

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Table 4.9 Rents Reported by Rightmove (£/month)

1 bed 2 beds 3 beds 4 beds

Shropshire £475 £595 £745 £1,200 Shrewsbury £475 £600 £775 £1,200 Bridgnorth £425 £635 £750

Ludlow £465 £550 £837 £925 Market Drayton £385 £575 £627 £950 Oswestry £355 £500 £650

Whitchurch £380 £490 £685 £850 Albrighton £850

Bishop's Castle £700

Broseley £495 £595 £725 £1,100 Church Stretton £525 £750

Cleobury Mortimer £425 £662 £800

Craven Arms £425 £500 £675

Ellesmere £360 £430 £685 £795 Highley £325 £547 £1,350

Much Wenlock

Shifnal £495 £600 £750 £865 Wem £450 £560 £625 £1,200 Rural North £495 £550 £700 £1,050 Rural Central £465 £595 £737 £1,150 Rural South £475 £580 £700 £1,150

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£1,400 £1,200 £1,000 £800 £600 £400 £200 £0

1 bed 2 bed 3 bed 4 bed

£1,400

£1,200

£1,000

£800

£600

£400

£200

£0 Church Cleobury Craven Ellesmere Highley Much Shifnal Wem Rural Rural Rural Stretton Mortimer Arms Wenlock North Central South

1 bed 2 bed 3 bed 4 bed

Source: Rightmove.co.uk (December 2019)

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Table 4.10 Median Asking Rents Reported by Zoopla (£/month)

1 bed 2 beds 3 beds 4 beds Shropshire £453 £575 £737 £1,168 Shrewsbury £481 £623 £949 Bridgnorth £646 Ludlow £650 Market Drayton £402 £553 £642 £949 Oswestry £282 £526 £663 Whitchurch £435 £590 £819 £910

£1,200

£1,000

£800

£600

£400

£200

£0 Shropshire Shrewsbury Bridgnorth Ludlow Market Oswestry Whitchurch Drayton

1 bed 2 beds 3 beds 4 beds

Source: Zoopla.co.uk (December 2019)

4.47 In calculating the value of PRS units it is necessary to consider the yields. Several sources of information have been reviewed.

4.48 Savills in their Investing in Private Rent (Savills, 2018) report a North-South divide:

Net initial yields on BTR deals averaged 4.3 per cent between 2015 and 2017. But that hides substantial regional variation. While half that investment took place in London, where yields averaged 3.8 per cent, across Scotland and the north of England the average yield was 4.9 per cent. In London and the South, the income returns from funding deals are higher than on standing investments, as you might expect. In the North, this is not necessarily the case, given issues over the quality of some of the existing rental stock and the rental covenant attached to it, all limited by the fact that we’re yet to see any of the purpose-built kit trade yet. As investors focus more on the potential growth of the income stream and less on the track record of local house price growth, we expect yields from purpose-built assets to show less regional variation.

4.49 Knight Frank in their Residential Yield Guide (February 2018) reported a 4.0% to 4.24% yield in Prime Regional Cites and 5.0% to 5.25% in Secondary Regional Cities.

4.50 Having considered a range of sources a gross yield of 5% has been assumed. It is also assumed that such development will be flatted and in or close to the town centres.

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4.51 In considering the rents to use in this assessment it is necessary to appreciate that much of the exiting rental stock is relatively poor so new PRS units are likely to have rental values that are well in excess of the averages. Having reconsidered the evidence in this regard the assessment of values has been updated as follows:

Table 4.12 Capitalisation of Private Rents

1 bed 2 bed 3 bed 4 bed Gross Rent (£/month) £465 £585 £745 £1,200 Gross Rent (£/annum) £5,580 £7,020 £8,940 £14,400 Value £111,600 £140,400 £178,800 £288,000 m2 50 70 84 97 £/m2 £2,232 £2,006 £2,129 £2,969 Source: HDH (December 2019)

4.52 In this study we have assumed a value for private rent, in all areas, of £2,200/m2.

Affordable Housing

4.53 A core output of this study is advice as to level of the affordable housing requirement.

4.54 Core Strategy Policy CS11 requires that:

... all new open market housing development makes appropriate contributions to the provision of local needs affordable housing having regard to the current prevailing target rate, set using the Shropshire Viability Index.

4.55 This is in the context of:

Seeking to achieve an overall target of 33% local needs affordable housing from all sources for the first five years of the plan period, comprised of 20% social-rented and 13% intermediate affordable housing. Subsequent targets will be set through the Housing Strategy for Shropshire. Individual schemes will encompass a mix of tenures including social-rented and intermediate housing determined by the Council using the most recent information on housing needs at the local level;

4.56 For the purpose of this study 20% affordable housing, with a 70% Affordable rent / 30% Intermediate Housing is taken to be the starting point.

4.57 The Council is in the process of refreshing its Housing Market Assessment. The Council’s most recent evidence suggests the following housing mix:

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Table 4.13 Recommended Housing Mix

1 Bed 7.63% 2 Beds 25.10% 3 Beds 43.47% 4 Beds 17.82% 5+ Beds 5.98% Source: SC (December 2019)29

4.58 This mix forms the base modelling. As set out later in this report, a range of tenure mixes have been tested (informed by the wider evidence base).

4.59 In this study it is assumed that such housing is constructed by the site developer and then sold to a Registered Provider (RP). This is a simplification of reality as there are many ways in which Affordable Housing is delivered, including the transfer of free land to RPs for them to build on or the retention of the units by the scheme’s overall developer.

Affordable Housing Values

4.60 Prior to the Summer 2015 Budget, Affordable Rents were set at up to 80% of open market rent and generally went up, annually, by inflation (CPI) plus 1%, and Social Rents were set through a formula, again with an annual inflation plus 1% increase. Under arrangements announced in 2013, these provisions were to prevail until 2023, and formed the basis of many housing associations’ and other providers’ business plans. Housing associations knew their rents would go up and those people and organisations who invest in such properties (directly or indirectly) knew that the rents were going up year on year. This made them attractive as each year the rent would always be a little more relative to inflation.

4.61 In the Budget, it was announced that Social Rents and Affordable Rents would be reduced by 1% per year for 4 years. This change reduced the value of Affordable Housing. In October 2017 the Government announced that Rents will rise by CPI +1% for five years from 2020. The values of Affordable Housing have been considered in Chapter 4 below.

4.62 We have considered the value of Affordable Housing in this context, so the value of Affordable Housing has been considered from first principles.

Social Rent

4.63 The value of a social rented property is a factor of the rent – although the condition and demand for the units also have an impact. Social Rents are set through a national formula

29 The 2014 based sub-national household projections are produced by age of the household reference person and household type. In the absence of more up-to-date data, the breakdown of type of household by bedroom size from the 2011 Census has been used to apportion out the projected household estimates by age and type to 2038. However, if new information should emerge on housing mix and size in Shropshire this may lead to further adjustments to the methodology and a revision to the estimates displayed.

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that smooths the differences between individual properties and ensures properties of a similar type pay a similar rent:

Table 4.14 Shropshire Social Rent (£/week)

Unit Size Net Social Service Gross Unit Rent Rent Rate Charge Rent Count Non-self-contained £87.54 £87.54 £4.12 £91.66 1 Bedsit £62.34 £60.47 £5.48 £67.19 26 1 Bedroom £74.24 £73.94 £4.99 £76.83 2,101 2 Bedroom £86.49 £85.68 £3.84 £88.84 3,562 3 Bedroom £94.30 £94.07 £2.04 £95.27 4,377 4 Bedroom £100.14 £100.29 £1.99 £101.03 224 5 Bedroom £114.55 £114.25 £3.78 £116.06 20 6+ Bedroom £145.08 £143.83 £1.52 £146.00 5 All Self-Contained £87.63 £87.20 £3.36 £89.42 10,315 All Stock Sizes £87.63 £87.20 £3.36 £89.42 10,316 Source: Table 9, RSH SDR 2019 – Data Tool30

4.64 This study concerns only the value of newly built homes. There seems to be relatively little difference in the amounts paid by RPs for such units across the area. In this study, the value of Social Rents is assessed assuming 10% management costs, 4% voids and bad debts and 6% repairs. These are capitalised at 4.5%.

Table 4.15 Capitalisation of Social Rents

1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms Gross Rent (£/week) £74.24 £86.49 £94.30 £100.14 Gross Rent (£/annum) £3,860 £4,497 £4,904 £5,207 Net Rent £3,088 £3,598 £3,923 £4,166 Value £68,631 £79,955 £87,175 £92,574 m2 50 70 84 97 £/m2 £1,373 £1,142 £1,038 £954 Source: HDH (December 2019)

4.65 On this basis, a value of £1,180/m2 across the study area is assumed.

Affordable Rent

4.66 The Government introduced Affordable Rent in 2010 as a ‘new’ type of Affordable Housing. Under Affordable Rent a rent of no more than 80% of the market rent for that unit can be

30 https://www.gov.uk/government/statistics/statistical-data-return-2018-to-2019

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charged. In the development of Affordable Housing for rent, the value of the units is, in large part, the worth of the income that the completed let unit will produce. This is the amount an investor (or another RP) would pay for the completed unit.

4.67 In estimating the likely level of Affordable Rent, a survey of market rents across the Shropshire Council area has been undertaken and is set out under the Build to Rent heading above.

4.68 As part of the reforms to the social security system, housing benefit /local housing allowance is capped at the 3rd decile of open market rents for that property type, so in practice Affordable Rents are unlikely to be set above these levels. The cap is set by the Valuation Office Agency (VOA) by Broad Rental Market Area (BRMA). Where this is below the level of Affordable Rent at 80% of the median rent, it is assumed that the Affordable Rent is set at the LHA Cap.

Table 4.16 BRMA LHA Caps (£/week)

Shropshire Black Country Staffordshire Worcester North North

Shared Accommodation £67.89 £60.00 £55.19 £61.45 One Bedroom £87.41 £86.30 £80.55 £92.05 Two Bedrooms £109.32 £104.89 £90.90 £117.70 Three Bedrooms £129.47 £123.90 £109.32 £133.32 Four Bedrooms £170.67 £151.50 £144.04 £176.56 Source: VOA (December 2019)

4.69 These caps are generally similar to the Affordable Rents being charged as reported in the most recent HCA data release (although this data covers both newbuild and existing homes).

Table 4.17 Shropshire Affordable Rent (£/week)

Unit Size Gross Rent Unit Count Non-self-contained £0.00 0 Bedsit £0.00 0 1 Bedroom £79.22 161 2 Bedroom £100.44 821 3 Bedroom £115.61 652 4 Bedroom £130.40 25 5 Bedroom £122.94 1 6+ Bedroom £0.00 0 All Self-Contained £104.80 1,660 All Stock Sizes £104.80 1,660 Source: Table11, RSH SDR 2019 – Data Tool31

31 https://www.gov.uk/government/statistics/statistical-data-return-2018-to-2019

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4.70 The rents can be summarised as follows.

Figure 4.10 Rents by Tenure – £/Month

£1,300.00

£1,100.00

£900.00

£700.00

£500.00

£300.00

£100.00

-£100.00 1 bed 2 beds 3 beds 4 beds

Market Rent 80% Market rent Affordable Rent LHA Cap Social Rent

Source: Market Survey, HCA Statistical Return and VOA (November 2019)

4.71 In calculating the value of Affordable Rent we have allowed for 10% management costs, 4% voids and bad debts and 6% repairs, and capitalised the income at 4.5%. It is assumed that the Affordable Rent is no more than the LHA cap. On this basis affordable rented property has the following worth.

Table 4.18 Capitalisation of Affordable Rents

1 Bedroom 2 Bedrooms 3 Bedrooms 4 Bedrooms Gross Rent (£/month) £85.85 £105.70 £124.00 £160.69 Gross Rent (£/annum) £4,464 £5,497 £6,448 £8,356 Net Rent £3,571 £4,397 £5,159 £6,685 Value £79,360 £97,716 £114,633 £148,551 m2 50 70 84 97 £/m2 £1,587 £1,396 £1,365 £1,531 Source: HDH (November 2019)

4.72 Using this method to assess the value of Affordable Housing, under the Affordable Rent tenure, a value of £1,450/m2 across all areas is derived.

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Intermediate Products for Sale

4.73 Intermediate products for sale include shared ownership and shared equity products32. Nationally, the demand for these has lessened, perhaps due to the impact of Help to Buy. We have found little evidence of the availability of such products in the study area, although SC report a need for affordable home ownership options. We have assumed a value of 70% of open market value for these units. These values were based on purchasers buying an initial 30% share of a property and a 2.75%33 per annum rent payable on the equity retained. The rental income is capitalised at 4 % having made a 5% management allowance.

4.74 The following table shows ‘typical’ values for shared ownership housing at a range of proportions sold:

Table 4.20 Value of Shared Ownership Housing at 30% to 80% of Proportion Sold

Market Value % Sold Rent Value m2 £/m2 £ % £ % £/year £ £ £/m2 % OMV 95 2,550 242,250 30% 72,675 2.75% 4,663 104,925 177,600 1,869 73.31% 95 2,550 242,250 40% 96,900 2.75% 3,997 89,935 186,835 1,967 77.13% 95 2,550 242,250 50% 121,125 2.75% 3,331 74,946 196,071 2,064 80.94% 95 2,550 242,250 60% 145,350 2.75% 2,665 59,957 205,307 2,161 84.75% 95 2,550 242,250 70% 169,575 2.75% 1,999 44,968 214,543 2,258 88.56% 95 2,550 242,250 80% 193,800 2.75% 1,332 29,978 223,778 2,356 92.38% Source: HDH 2019

Grant Funding

4.75 It is assumed that grant is not available.

Older People’s Housing

4.76 Housing for older people is generally a growing sector due to the demographic changes and the aging population. The sector brings forward two main types of product that are defined in paragraph 63-010-20190626 of the PPG:

Retirement living or sheltered housing: This usually consists of purpose-built flats or bungalows with limited communal facilities such as a lounge, laundry room and guest room. It does not generally provide care services, but provides some support to enable residents to live independently. This can include 24 hour on-site assistance (alarm) and a warden or house manager.

Extra care housing or housing-with-care: This usually consists of purpose-built or adapted flats or bungalows with a medium to high level of care available if required, through an onsite care agency registered through the Care Quality Commission (CQC). Residents are able to live independently with 24 hour access to support services and staff, and meals are also available. There are often extensive communal areas, such as space to socialise or a wellbeing centre.

32 For the purpose of this assessment it is assumed that the ‘affordable home ownership’ products, as referred to in paragraph 64 of the 2019 NPPF fall into this definition, 33 A rent of up to 3% may be charged – although we understand that in this area 2.75% is more normal.

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In some cases, these developments are known as retirement communities or villages - the intention is for residents to benefit from varying levels of care as time progresses.

4.77 HDH has received representations from the Retirement Housing Group (RHG) a trade group representing private sector developers and operators of retirement, care and extracare homes. They have set out a case that Sheltered Housing and Extracare Housing should be tested separately. The RHG representations assume the price of a 1 bed Sheltered unit is about 75% of the price of existing 3 bed semi-detached houses and a 2 bed Sheltered property is about equal to the price of an existing 3 bed semi-detached house. In addition, it assumes Extracare housing is 25% more expensive than Sheltered housing.

4.78 A typical price of a 3 bed semi-detached home of £200,000 has been assumed. On this basis it is assumed Sheltered and Extracare housing has the following worth:

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Table 4.21 Worth of Sheltered and Extracare

Shrewsbury Area (m2) £ £/m2 3 bed semi-detached £210,000

1 bed Sheltered 50 £157,500 £3,150 2 bed Sheltered 75 £210,000 £2,800 1 bed Extracare 65 £196,875 £3,029 2 bed Extracare 80 £262,500 £3,281 Bridgnorth Area (m2) £ £/m2 3 bed semi-detached £220,000

1 bed Sheltered 50 £165,000 £3,300 2 bed Sheltered 75 £220,000 £2,933 1 bed Extracare 65 £206,250 £3,173 2 bed Extracare 80 £275,000 £3,438 Ludlow Area (m2) £ £/m2 3 bed semi-detached £225,000

1 bed Sheltered 50 £168,750 £3,375 2 bed Sheltered 75 £225,000 £3,000 1 bed Extracare 65 £210,938 £3,245 2 bed Extracare 80 £281,250 £3,516 Market Drayton Area (m2) £ £/m2 3 bed semi-detached £175,000

1 bed Sheltered 50 £131,250 £2,625 2 bed Sheltered 75 £175,000 £2,333 1 bed Extracare 65 £164,063 £2,524 2 bed Extracare 80 £218,750 £2,734 Oswestry Area (m2) £ £/m2 3 bed semi-detached £159,000

1 bed Sheltered 50 £119,250 £2,385 2 bed Sheltered 75 £159,000 £2,120 1 bed Extracare 65 £149,063 £2,293 2 bed Extracare 80 £198,750 £2,484 Whitchurch Area (m2) £ £/m2 3 bed semi-detached £170,000

1 bed Sheltered 50 £127,500 £2,550 2 bed Sheltered 75 £170,000 £2,267 1 bed Extracare 65 £159,375 £2,452 2 bed Extracare 80 £212,500 £2,656 Source: HDH (December 2019)

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4.79 We have undertaken a review of older people’s schemes in the County which is set out in Appendix 8 below. The average price for newbuild schemes is £3,800/m2 and the average for older units is £2,934/m2 for houses and £2,221/m2 for flats. It is notable that the older units include some older units that are not directly comparable to the new homes coming forward in the current market.

4.80 Based on the above, a value of £2,800/m2 is assumed for Sheltered housing and £3,000/m2 is assumed for Extracare.

4.81 In addition to the above, no allowance is made for ground rents. The typical value of the ground rents on these types of units would be about £3,850/unit.

4.82 The value of units as Affordable Housing has also been considered. It has not been possible to find any directly comparable schemes where housing associations have purchased social units in a market led extracare development. Private sector developers have been consulted. They have indicated that whilst they have never disposed of any units in this way they would expect the value to be in line with other Affordable Housing – however they stressed that the buyer (be that the local authority or housing association) would need to undertake to meet the full service and care charges.

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5. Non-Residential Market

5.1 This chapter sets out an assessment of the markets for non-residential property, providing a basis for the assumptions of prices to be used in financial appraisals for the sites tested in the study.

5.2 There is no need to consider all types of development in all situations – and certainly no point in testing the types of scheme that are unlikely to come forward as planned development. In this study we have considered the larger format office and industrial use and retail uses and hotel uses.

5.3 Across Shropshire, market conditions broadly reflect a combination of national economic circumstances and local supply and demand factors. However, even within the Shropshire Council area, there will be particular localities, and ultimately site-specific factors, that generate different values and costs.

National Overview

5.4 The various non-residential markets in the Shropshire Council area reflect national trends. The retail markets are particularly challenging:

The Q3 2019 RICS UK Commercial Property Market Survey results point to a deterioration in sentiment over the period, with 62% of respondents now sensing the market is in the downturn phase of the property cycle. That said, notwithstanding the structural challenges across the retail sector, many contributors feel the Brexit impasse has become increasingly detrimental to market activity. As such, anecdotal evidence suggests a resolution to the uncertainty could potentially release some pent up demand further ahead. RICS – Q3 2019: UK Commercial Property Market Survey

Non-Residential Market

5.5 The Shropshire Employment Land Review (BE Group, November 2011) includes a detailed assessment of the local employment markets so that will not be repeated here.

5.6 This study is concerned with new property that is likely to be purpose built. There is little evidence of a significant variance in price for newer premises more suited to modern business, although very local factors (such as the access to transport network) are important.

5.7 Various sources of market information have been analysed, the principal sources being the local agents, research published by national agents, and through the Estates Gazette’s Property Link website (a commercial equivalent to Rightmove.co.uk). In addition, information from CoStar (a property industry intelligence subscription service) has been used. Clearly much of this commercial space is ‘second hand’ and not of the configuration, type and condition of new space that may come forward in the future, so is likely to command a lower rent than new property in a convenient well accessed location with car parking and that is well suited to the modern business environment.

5.8 Appendix 9 includes market data from CoStar.

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Offices

5.9 CoStar data shows an increase in rents and a decrease in vacancy, in the office sector over the last five years.

Figure 5.1 Offices. Vacancy Rates v Rent (£/sqft)

Source: CoStar (December 2019)

5.10 CoStar is currently reporting rents (for all types of office) of about £100/m2/year (£9.50sqft/year). On the whole these buildings are not modern offices that are best suited to current work practices. Newer offices, with adequate parking and with a flexible layout, are around £172/m2/year (£16sqft/year), although these are not the norm.

5.11 A median yield of a little under 7% is reported, although this is based on a small sample size. The Council’s economic growth team report yields in the 6% to 6.5% range. 6.25% has been assumed.

5.12 On this basis new office development would have a value of £2,59/m2 (having allowed for a rent free / void period of 12 months). CoStar reports average sales prices of £1,850/m2 (£172/sqft) and median sales prices of £1,130/m2 (£105/sqft). Bearing in mind the nature of the new development that this study is concerned with, office development is assumed to have a value of £2,500/m2.

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Industrial and Distribution

5.13 CoStar data also shows a steady increase in rents over the last five years in the industrial sector, but also a recent increase in vacancies. This increase in vacancies is not recognised on the ground where agents report reasonable demand for well located units:

Figure 5.2 Industrial. Vacancy Rates v Rent (£/sqft)

Source: CoStar (December 2019)

5.14 CoStar is currently reporting average rents (for all types of industrial space) of about £37.70/m2/year (£3.50/sqft/year). On the whole these buildings are not modern facilities that are suited to modern industry. More modern buildings that are well located and with adequate parking are securing rents in the £54/m2/year (£5/sqft/year) to £75/m2/year (£7/sqft/year) A median and an average yield of 7% is reported, however the sample size is very small and newer properties are likely to be less than this. The Council’s economic growth team report prime yields of about 4.75%. 5% has been assumed.

5.15 On this basis new industrial development would have a value of £1,333/m2 (having allowed for a rent free / void period of 12 months). CoStar reports average sales prices for newer buildings of being up to £2,000/m2. Generally sales are in the rage of £860/m2 (£80/sqft) to £1,175/m2 (£100/sqft). Bearing in mind the nature of the new development that this study is concerned with, industrial development is assumed to have a value of £1,200/m2.

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5.16 At the time of this assessment there is anecdotal evidence that asking rents are higher for higher specification new units and that this is due to the shortage of supply.

Retail

5.17 Shrewsbury is a regional shopping destination, taking the role of a traditional County Town with a large (although relatively sparsely populated) catchment. The smaller market towns also have a distinct place in the retail hierarchy of the County. The market towns are busy with a broad range of local shops and services.

5.18 The retail market is in a period of uncertainty. The rise in the online retailer sector has put pressure on the high street and shopping centres. Several national chains have been put into administration or have entered a Company Voluntary Arrangements (CVA)34. The value of shopping centres in particular has been put under pressure and is less attractive to investors than it was just a few years ago.

a. Arcadia group which includes brands such as Topshop, Topman, Burtons and Dorothy Perkins is undergoing restructuring through a CAV, which includes the closure of shops (June 2019). b. Monsoon and Accessorize are undergoing restructuring through a CAV, which includes the closure of shops (May 2019). c. New Look restructured in a debt for equity swap and refinancing (January 2019). d. Select (womenswear) entered in to a second CVA in a year (June 2019). e. Mothercare, closing 60 shops (June 2019). f. Marks and Spencer closing 110 stores (May 2019). g. The following brands have been put into administration: i. TReds Shoes (Jan 2019 – since sold). ii. Pretty Green (bought out of administration by JD Sports in April 2019). iii. Debenhams (April 2019, in admin 1/3 stores to close). iv. House of Fraser (April 2018 bought out of administration by Mike Ashley). v. Greenwoods (January 2019, all stores closed). vi. Berketex (Bridalwear) Closed November 2018). vii. Evans Cycles (October 2018 bought out of administration by Mike Ashley). viii. Coast (October 2018 bought, in part, out of administration by Karen Millen). ix. Jack Wills (August 2019) being purchased by Sports Direct.

34 A CVA is a legally binding agreement with a company's creditors. As part of the process companies (subject to a the circumstances) may be able to renegotiate the terms of a lease.

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x. East (April 2018, all stores closed).

5.19 Numerous other high-street names have also closed or been restructured, including Banana Republic, BHS (2016), Austin Reed (2016), Toys R Us, Maplin, Poundworld, Homebase, Office Outlet (Staples), HMV, American Golf and Carpetright.

5.20 Pressure on the high street is also being seen across other sectors

a. Various restaurant and dining chains have also announced closures or restructuring. These include Jamie Oliver, Patisserie Valerie, Gourmet Burger Kitchen, Byron Burgers, Carluccios, Gaucho and Prezzo (closing 100 stores). b. The banking sector has closed 716 branches in the first half of 2019.

5.21 Bearing in mind the gloomy picture that can be taken from the above, it is surprising that the CoStar data shows a fall in vacancies over the last 5 years. The fall in rents is to be expected.

Figure 5.3 Retail. Vacancy Rates v Rent (£/sqft)

Source: CoStar (December 2019)

5.22 The retail market is segmented with the core high street areas of thriving but the remaining areas, being of largely secondary retailing areas doing less well. Retailing in secondary

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locations is challenging – although the data does reveal some surprising high rents, and there are some neighbourhood shopping areas that are thriving.

5.23 Across the Shropshire Council area rents are generally around £130/m2/year (£12/sqft/year), although there are considerable differences within this.

5.24 Rents for good units in the central locations are currently over £430/m2/year (£40/sqft/year)35 although generally they are below this level at around £215/m2/year (£20/sqft/year). Yields are reported to be in the range of 6.75% to about 10%, with an average of 8.07% and median of 8.21%.

5.25 A value (based on a £430/m2/year / 8% yield / 12 month incentive) of £5,741/m2 (£533/sqft) is derived for town centre, shop-based retail in central Shrewsbury. This is at the top end of the range of values reported by CoStar. A value of £5,000/m2 (£465/sqft) is assumed, although it is important to note that such values would be restricted to the best, prime locations in central Shrewsbury.

5.26 As one moves away from the best locations into the secondary situations where rents are normally in the range of £107/m2/year (£10/sqft/year) to £160/m2/year (£15/sqft/year), although yields are rather higher at around 10% to give a value of £1,200/m2 (£110/sqft) or so.

5.27 We have given consideration to supermarkets and retail warehouses. There is little local evidence that is publicly available relating to these in the Shropshire Council area, however drawing on our wider experience we have assumed supermarket rents of £250/m2/year (£23/sqft/year) with a yield of 5.5% to give a value of £4300/m2 (£400/sqft). This reflects the increased confidence in this sector after a difficult period faced by the traditional supermarket operators.

5.28 As well as mainstream supermarkets, we have considered the smaller units developed by operators such as Lidl and Aldi, in this case we have assumed a rent of £215/m2/year (£20/sqft/year) and a 5% yield to give a value of £4,100/m2 (£380/sqft).

5.29 In the case of retail warehouses, there has been a change within the market over the last few years with a move towards more smaller stores on the out of town retail parks. Whilst little such development is planned it may be that some of the existing out of town / retail warehouse space will be redeveloped. We have assumed a rent of £180/m2/year (£16.70/sqft/year) and a yield of 6% giving a value of £2,670/m2 (£250/sqft) (allowing for a 2 year rent free / void period).

Hotels

5.30 There have been a number of new hotels in the area and there is a recognised need (and demand) for further provision. For the hotel sector, a rental of £6,500/room/year for newbuild

35 These rents are calculated over the whole building area rather than just the sales area.

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hotels is assumed to apply across the area. Assuming a yield of 5%, this equates to a value of about £5,250/m2 (£487/sqft). It is important to note that this study is only concerned with newbuild hotels36.

Appraisal Assumptions

5.31 The following assumptions have been used:

Table 5.2 Commercial Values £/m2 2019

Rent £/m2 Yield Rent free Assumption period Offices £172 6.25% 1.0 £2,590 £2,500 Industrial £70 5.00% 1.0 £1,333 £1,200 Retail - Centre £430 7.00% 1.0 £5,741 £5,000 Retail (elsewhere) £130 10.00% 1.0 £1,182 £1,200 Large Supermarket £250 5.50% 1.0 £4,308 £4,300 Small Supermarket £215 5.00% 1.0 £4,095 £4,100 Retail warehouse £180 6.00% 2.0 £2,670 £2,670 Hotel (per room) £6,500 5.00% 0.0 £5,263 £5,250 Source: HDH (December 2019)

36 60 rooms x £6,500 = £270,000. 5% yield = £7,800,000. 60 rooms @19m2 + 30% circulation space = £5,263/m2

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6. Land Values

6.1 Chapters 2 and 3 set out the methodology used in this study to assess viability. An important element of the assessment is the value of the land. Under the method set out in the updated PPG and recommended in the Harman Guidance, the worth of the land before consideration of any increase in value, from a use that may be permitted through a planning consent, is the Existing Use Value (EUV). This is used as the starting point for the assessment.

6.2 In this chapter, the values of different types of land are considered. The value of land relates closely to the use to which it can be put and will range considerably from site to site. As this is a high-level study, the three main uses, being agricultural, residential and industrial, have been researched. The amount of uplift that may be required to ensure that land will come forward and be released for development has then been considered.

6.3 In this context it is important to note that the PPG says (at 10-016-20180724) that the ‘Plan makers should establish a reasonable premium to the landowner for the purpose of assessing the viability of their plan. This will be an iterative process informed by professional judgement and must be based upon the best available evidence informed by cross sector collaboration. For any viability assessment data sources to inform the establishment the landowner premium should include market evidence and can include benchmark land values from other viability assessments’. It is therefore necessary to consider the EUV as a starting point.

6.4 In the various viability studies carried out by Fordham Research to support CIL in 2011 the following assumptions were used.

Table 6.1 2011 Land Values

Industrial Land £370,650 Agricultural £24,710 Amenity Land £308,875 Shrewsbury Centre £7,413,000 Market Town £1,235,500 Source: Affordable Housing Viability Study (Fordham Research, April 2010), and Further Analysis of CIL (Retail) (Fordham Research, February 2011).

6.5 It is important to note that the Affordable Housing Viability Study (Fordham Research, April 2010) and the Further Analysis of CIL (Retail) (Fordham Research, February 2011) were prepared before the updated PPG was released so does not explicitly follow the ‘EUV plus’ approach, as now set out in the PPG.

Existing Use Values

6.6 To assess development viability, it is necessary to analyse Existing and Alternative Use Values. EUV refers to the value of the land in its current use before planning consent is granted, for example, as agricultural land. AUV refers to any other potential use for the site. For example, a brownfield site may have an alternative use as industrial land.

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6.7 The updated PPG includes a definition of land value as follows:

How should land value be defined for the purpose of viability assessment? To define land value for any viability assessment, a benchmark land value should be established on the basis of the existing use value (EUV) of the land, plus a premium for the landowner. The premium for the landowner should reflect the minimum return at which it is considered a reasonable landowner would be willing to sell their land. The premium should provide a reasonable incentive, in comparison with other options available, for the landowner to sell land for development while allowing a sufficient contribution to comply with policy requirements. This approach is often called ‘existing use value plus’ (EUV+). In order to establish benchmark land value, plan makers, landowners, developers, infrastructure and affordable housing providers should engage and provide evidence to inform this iterative and collaborative process. PPG: 10-013-20190509 What is meant by existing use value in viability assessment? Existing use value (EUV) is the first component of calculating benchmark land value. EUV is the value of the land in its existing use. Existing use value is not the price paid and should disregard hope value. Existing use values will vary depending on the type of site and development types. EUV can be established in collaboration between plan makers, developers and landowners by assessing the value of the specific site or type of site using published sources of information such as agricultural or industrial land values, or if appropriate capitalised rental levels at an appropriate yield (excluding any hope value for development). Sources of data can include (but are not limited to): land registry records of transactions; real estate licensed software packages; real estate market reports; real estate research; estate agent websites; property auction results; valuation office agency data; public sector estate/property teams’ locally held evidence. PPG: 10-015-20190509

6.8 It is important to fully appreciate that land value should reflect emerging policy requirements and planning obligations. When considering comparable sites, the value will need to be adjusted to reflect this requirement.

6.9 The value of the land for a particular typology (or in due course a particular scheme) needs to be compared with the EUV, to determine if there is another use which would derive more revenue for the landowner. If the Residual Value does not exceed the EUV, then the development is not viable; if there is a surplus (i.e. profit) over and above the ‘normal’ developer’s profit having paid for the land, then there is scope to make developer contributions.

6.10 For the purpose of the present study, it is necessary to take a comparatively simplistic approach to determining the EUV. In practice, a wide range of considerations could influence the precise value that should apply in each case, and at the end of extensive analysis, the outcome might still be contentious.

6.11 The ‘model’ approach is outlined below:

i. For sites in agricultural use, then agricultural land represents the EUV. It is assumed that greenfield sites of 0.5ha or more fall into this category.

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ii. For paddock and garden land on the edge of or in a smaller settlement a ‘paddock’ value is adopted. This is assumed for greenfield sites of less than 0.5ha. iii. Where the development is on brownfield land, we have assumed an industrial value. In the town-centres a higher value is considered.

Residential Land

6.12 In May 2018, DCLG published Land value estimates for policy appraisal37. This sets out land values as at May 2017 and was prepared by the Valuation Office Agency (VOA). The Shropshire Council figure is £1,730,000/ha. It is important to note this figure assumes nil Affordable Housing. As stressed in the paper, this is a hypothetical situation and ‘the figures on this basis, therefore, may be significantly higher than could be reasonably obtained in the actual market’.

6.13 The VOA assumed that each site is 1 hectare in area, of regular shape, with services provided up to the boundary, without contamination or abnormal development costs, not in an underground mining area, with road frontage, without risk of flooding, with planning permission granted and that no grant funding is available; the site will have a net developable area equal to 80% of the gross area. For those local authorities outside London, the hypothetical scheme is for a development of 35 two storeys, 2/3/4 bed dwellings with a total floor area of 3,150 square metres.

6.14 There are few larger development sites being publicly marketed in the area at the time of this assessment, however there are a number of small development sites being marketed in the area:

37 https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/710539/Land_ Values_2017.pdf

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Table 6.2 Building Sites for Sale

Ha Units Asking £/ha £/unit Price Shackerley Lane Codsall Wood 7 £1,250,000 £178,571 Consent for 7 2&3 bed houses. Barn conversion Adjacent Water Lane Newport 0.40 £1,000,000 £2,500,000 Town centre redevelopment Nesscliffe Shrewsbury 0.71 16 £795,000 £1,119,718 £49,688 Consent for 16 units. No Affordable Cherry Tree Hill Coalbrookdale Telford 4 £650,000 £162,500 4 very large houses Land at Station Yard Llanymynech 3.20 £650,000 £203,125 Ex-rail yard. No consent. Calcutts Road Jackfield Telford 0.48 9 £600,000 £1,250,000 £66,667 Consent to demolish 1 and replace. Manor Farm Shrewsbury 2.00 2 £600,000 £300,000 £300,000 Large single plot, with conversion Ellesmere Road St Martins Oswestry 0.22 7 £450,000 £2,045,455 £64,286 Consent for 7 detached. I demotition Glyn Road Selattyn Oswestry 0.45 9 £400,000 £888,889 £44,444 Consent for 7 Bartons Lane Market Drayton 0.09 6 £400,000 £4,444,444 £66,667 6 x 3 bed houses following demotion of 1 Pontesford Hill Pontesbury 0.34 2 £400,000 £1,176,471 £200,000 2 large plots Grafton Montford Bridge Shrewsbury 0.28 3 £400,000 £1,428,571 £133,333 Consent for 3 detached Woodbatch Road Bishops Castle 0.75 9 £400,000 £533,333 £44,444 Consent for up to 9 (2 affordable) Bache Mill Diddlesbury Craven Arms 0.27 4 £325,000 £1,203,704 £81,250 Consent for 2 detached and pair of Semis Ness Strange Great Ness Nesscliffe 0.20 1 £300,000 £1,500,000 £300,000 Single plot Welshampton Nr Ellesmere 7 £300,000 £42,857 Consent for 7 (2 affordable) Wilcott Nesscliffe Shrewsbury 2 £275,000 £137,500 Consent for 2 detached Hodgebower Ironbridge 0.60 1 £250,000 £416,667 £250,000 3 bed detached on large site Church Street Ruyton 0.15 2 £240,000 £1,600,000 £120,000 Consent for 2 Pontesbury Shrewsbury 0.12 1 £215,000 £1,791,667 £215,000 Single plot Rose Green Tibberton Newport 0.08 1 £210,000 £2,625,000 £210,000 Single plot Allscott Telford 2 £200,000 £100,000 2 bungalows Victoria Road Much Wenlock 3 £570,000 £190,000 3 selfbuild plots Shrewsbury Road Wem 0.12 1 £189,000 £1,575,000 £189,000 Single large bungalow Adj The Chaple Stoke St Milborough 0.08 1 £175,000 £2,187,500 £175,000 Single plot Hodnet Market Drayton 0.14 1 £170,000 £1,214,286 £170,000 Single plot Weston Lullingfields Shrewsbury 1 £170,000 £170,000 Single plot Shawbury Shrewsbury 0.07 1 £170,000 £2,428,571 £170,000 Single plot Darby Close Nesscliffe 1 £160,000 £160,000 Single selfbuild plot The Lyde Minsterley 0.16 1 £160,000 £1,000,000 £160,000 Single plot Bucknell Knighton 1 £160,000 £160,000 Single plot Llanyblodwel Oswestry 2 £150,000 £75,000 Double plot Welsh Walls Oswestry 1 £145,000 £145,000 3 bed detached Porth Y Waen Oswestry 0.08 1 £138,000 £1,725,000 £138,000 Selfbuild plot Porth Y Waen Oswestry 0.08 1 £138,000 £1,725,000 £138,000 Selfbuild plot Porth Y Waen Oswestry 0.10 1 £138,000 £1,380,000 £138,000 Selfbuild plot Brook Villas Pontesbury 0.03 1 £135,000 £4,500,000 £135,000 4 bed plot Main Road Pontesbury 1 £130,000 £130,000 4 bed plot Yarlington Orchard Pontesbury 0.04 1 £130,000 £3,250,000 £130,000 4 bed plot Racecourse Lane Bicton Heath 0.20 1 £125,000 £625,000 £125,000 3 bed detached Hopesgate Minsterley 0.07 1 £110,000 £1,571,429 £110,000 Barn conversion Alexandra Road Market Drayton 1 £95,000 £95,000 Single plot Kinnerley Oswestry 1 £95,000 £95,000 Outline for 3 bed Stafford Street Market Drayton 1 £90,000 £90,000 Single plot Station Road Llanymynech 1 £83,000 £83,000 Single plot Mount Houses Chirk Bank 0.02 1 £74,995 £3,749,750 £74,995 Outline plot Mill Road Meole Village Shrewsbury 0.05 1 £55,000 £1,100,000 £55,000 Outline 2 bed detached Regent Street Wellington Telford 0.02 1 £40,000 £2,000,000 £40,000 Lapsed plot Source: Market Survey (December 2019)

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6.15 It is important to note that the above prices are asking prices – so reflect the landowner’s aspiration. In setting the BLV the important point is the minimum amount a landowner will accept.

6.16 Recent transactions based on planning consents over the last few years and price paid information from the Land Registry have been researched and are set out in Appendix 10. The data is summarised in the following tables, the amount of Affordable Housing in the scheme is shown, being the key indicator of policy compliance (as required by the PPG).

Table 6.3 Sales of Consented Development Land Planning App Site Name ha All Aff Aff % £/ha £/unit Units Units 18/03113/ful Magistrates 0.22 10 1 10.00% £535,718 £11,786 Court Oswestry 17/05189/ful Rocks Green, 12.5 200 30 15.00% Ludlow 18/00018/out Southlands Ave, 1.623 27 4 14.81% £616,143 £37,037 Gobowen 17/06087/out North East of 5.04 105 16 15.24% £1,190,476 £57,143 Stone Drive, Shifnal (final phase) 14/02286/out Shropshire 2.54 48 7 14.58% £141,732 £7,500 17/02174/REM Stone and Granite Station Rd, Baschurch 14/00581/out Land Opp Sch, 0.59 18 2 11.11% £889,831 £29,167 16/04719/ful Kinnerley 16/04228/out Copthorne 6.47 224 45 20.09% 18/03637/rem Barracks, Shrewsbury 14/03664/ful Calverhall Rd, 2.507 9 1 11.11% £398,883 £111,111 Ightfield 14/00246/out Churncote, 23.8 296 45 15.20% Bicton Heath (SUE West) 18/02392/out Ellesmere Rd, 0.8 36 3 8.33% £750,000 £16,667 Bagley, Shrewsbury 13/04954/out Llwyn rd, 0.5 11 1 9.09% £760,000 £34,545 18/02681/rem Oswestry 19/00048/rem/ South of Oteley 1.53 49 7 14.29% £2,656,209 £82,939 development Rd, Shrewsbury zone W 19/01040/ful Greenfields, off 0.62 21 2 9.52% Tudor Close Market Drayton

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18/03137/out Sth of Mytton, 0.38 3 1 33.33% Shrewsbury 15/03779/out Lower House 1.2 17 1 5.88% £666,667 £47,059 18/00939/rem Farm. Knockin 14/00582/FUL Adj Chronicle 0.49 11 1 9.09% £867,347 £38,636 19/00335/VAR House Chester St, Shrewsbury 17/01697/OUT Old Coleham, 0.285 43 8 18.60% £7,894,737 £52,326 and Shrewsbury 19/02949/REM 13/03452/ful Land off 2.5 44 5 11.36% Abbotts Way, Station Road, Hodnet 18/01934/ful Towers Lawn, 0.2 12 1 8.33% Frogmore Rd, Market Drayton 14/04608/OUT Foldgate Lane, 17.69 137 34 24.82% /18/02413/REM Ludford Source: Shropshire Council and Land Registry (December 2019)

6.17 These values are on a whole site (gross area) basis and range considerably. The average is about £###/ha (£###/unit) and the median is £###/ha (£38,770/unit). The average for schemes that have provided Affordable Housing is £###/ha (£###/unit) and the median is £###/ha (£###/unit). In considering the above it is important to note that the PPG 10-014- 20190509 says:

Viability assessments should be undertaken using benchmark land values derived in accordance with this guidance. Existing use value should be informed by market evidence of current uses, costs and values. Market evidence can also be used as a cross-check of benchmark land value but should not be used in place of benchmark land value. There may be a divergence between benchmark land values and market evidence; and plan makers should be aware that this could be due to different assumptions and methodologies used by individual developers, site promoters and landowners. This evidence should be based on developments which are fully compliant with emerging or up to date plan policies, including affordable housing requirements at the relevant levels set out in the plan. Where this evidence is not available plan makers and applicants should identify and evidence any adjustments to reflect the cost of policy compliance. This is so that historic benchmark land values of non-policy compliant developments are not used to inflate values over time. In plan making, the landowner premium should be tested and balanced against emerging policies. In decision making, the cost implications of all relevant policy requirements, including planning obligations and, where relevant, any Community Infrastructure Levy (CIL) charge should be taken into account.

6.18 The price paid is the maximum the landowner could achieve. The landowner is unlikely to suggest a buyer may be paying an unrealistic amount. The BLV is not the price paid (nor the average of prices paid).

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6.19 Almost all the above sites are smaller sites, with just one of the sites being over 1 ha. In relation to larger sites, and, in particular, larger greenfield sites, these have their own characteristics and are often subject to significant infrastructure costs and open space requirements which result in lower values. In the case of non-residential uses we have taken a similar approach to that taken with residential land except in cases where there is no change of use. Where industrial land is being developed for industrial purposes we have assumed a BLV of the value of industrial land.

6.20 It is necessary to make an assumption about the value of residential land. In this assessment a value of £1,000,000/ha is assumed.

Previously Developed Land

6.21 Land value estimates for policy appraisal provides a value figure for commercial land:

Table 6.4 Industrial Land Values

Chester Stoke on Trent Telford

Industrial Land £/ha £375,000 £400,000 £500,000 £/acre £151,760 £161,878 £202,347 Commercial Land: Office Edge £/ha £865,000 £865,000 £865,000 of City Centre £/acre £350,061 £350,061 £350,061 Commercial Land: Office Out £/ha £375,000 £400,000 £500,000 of Town – Business Park £/acre £151,760 £161,878 £202,347 Source: Land value estimates for policy appraisal (DCLG, May 2018)

6.22 CoStar (a property market data service) includes details of industrial land. These are summarised in Appendix 11. The average is about £2,940,000/ha (£1,190,000/acre) and the median is less at £570,000/ha (£230,000/acre).

6.23 A figure of £500,000/ha is assumed. The exception is in relation to town centre retailing where the assumption of £7,500,000/ha is carried forward form the Council’s earlier work.

Agricultural and Paddocks

6.24 Land value estimates for policy appraisal provides a value figure for agricultural land in the area of £21,500/ha. The RICS/RAU Rural Land Market Survey reports agricultural land values. The most recent report38 suggests England and Wales values of £21,043/ha (£8,516/acre) for arable land and £16,700/ha (£6,759/acre) for pasture. Values for the West Midlands (H1/2018) are a little lower than these.

6.25 For agricultural land, a benchmark of £25,000/ha is assumed to apply here.

38 https://www.rics.org/globalassets/rics-website/media/knowledge/research/market-surveys/rural-land-market- survey-h2-2018-rics-rau.pdf

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6.26 Sites on the edge of a town or village may be used for an agricultural or grazing use but have a value over and above that of agricultural land due to their amenity use. They are attractive to neighbouring households for pony paddocks or simply to own to provide some protection and privacy. A higher value of £50,000/ha for sites on the edge of the built up area.

Existing Use Values

6.27 In this assessment the following Existing Use Value (EUV) assumptions are used.

Table 6.4 Existing Use Value Land Prices £/ha December 2019

PDL Generally £500,000 Central Shrewsbury, Retail £7,500,000 Agricultural £25,000 Paddock £50,000 Source: HDH (December 2019)

Benchmark Land Values

6.28 The setting of the Benchmark Land Values (BLV) is one of the more challenging parts of a plan-wide viability assessment. The updated PPG makes specific reference to BLV so it is necessary to address this. As set out in Chapter 2 above, the updated PPG says:

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plan. Local authorities can request data on the price paid for land (or the price expected to be paid through an option agreement). PPG 10-014-20190509

6.29 With regard to the landowner’s premium, the PPG says:

How should the premium to the landowner be defined for viability assessment? The premium (or the ‘plus’ in EUV+) is the second component of benchmark land value. It is the amount above existing use value (EUV) that goes to the landowner. The premium should provide a reasonable incentive for a land owner to bring forward land for development while allowing a sufficient contribution to comply with policy requirements. Plan makers should establish a reasonable premium to the landowner for the purpose of assessing the viability of their plan. This will be an iterative process informed by professional judgement and must be based upon the best available evidence informed by cross sector collaboration. Market evidence can include benchmark land values from other viability assessments. Land transactions can be used but only as a cross check to the other evidence. Any data used should reasonably identify any adjustments necessary to reflect the cost of policy compliance (including for affordable housing), or differences in the quality of land, site scale, market performance of different building use types and reasonable expectations of local landowners. Policy compliance means that the development complies fully with up to date plan policies including any policy requirements for contributions towards affordable housing requirements at the relevant levels set out in the plan. A decision maker can give appropriate weight to emerging policies. Local authorities can request data on the price paid for land (or the price expected to be paid through an option or promotion agreement). PPG 10-016-20190509

6.30 It is useful to consider the assumptions used in other studies in other parts of England. We have reviewed Benchmark Land Values used by other councils in England in development plans (albeit from before the PPG was updated in July 2018). These are set out in the table below.

Table 6.5 Benchmark Land Values Used Elsewhere

Local Authority Threshold Land Value Babergh £370,000/ha Cannock Chase £100,000-£400,000/ha Christchurch & East Dorset £308,000/ha (un-serviced) £1,235,000/ha (serviced) East Hampshire £450,000/ha Erewash £300,000/ha Fenland £1-2m/ha (serviced) Greater Norwich DP £370,000-£430,000/ha Reigate & Banstead £500,000/ha Stafford £250,000/ha Staffordshire Moorlands £1.26-£1.41m/ha (serviced) Warrington £100,000-£300,000/ha Source: Planning Advisory Service (collated by URS)

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6.31 Care has to be taken drawing on such general figures without understanding the wider context and other assumptions in the studies.

6.32 In the pre-consultation iteration of this Viability Assessment, the following Benchmark Land Value assumptions are used:

Brownfield/Urban Sites: EUV Plus 20%. Greenfield Sites: EUV Plus £300,000/ha.

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7. Development Costs

7.1 This chapter considers the costs and other assumptions required to produce financial appraisals for the development typologies. These assumptions were presented to stakeholders at the consultation event in February 2020.

Development Costs

Construction costs: baseline costs

7.2 The cost assumptions are derived from the Building Cost Information Service (BCIS)39 data – using the figures re-based for Shropshire. The cost figure for ‘Estate Housing – Generally’ is £1,164/m2 at the time of this study: This is 49% higher than the equivalent figure of £782/m2 used in the Shropshire Viability Study (SC, May 2013). The use of the BCIS data is suggested in the PPG (paragraph 10-012-20180724), however, it is necessary to appreciate that the volume housebuilders are likely to be able to achieve significant saving due to their economies of scale.

7.3 The base assumption in this report is that homes are built to the basic Building Regulation Part L 2013 Standards (as amended in 2016) but not to higher environmental standards. As set out in Chapter 2 above, the Government is undertaking a consultation on ‘The Future Homes Standard’40. This is linked to achieving the ‘net zero’ greenhouse gas emissions by 2050. The Council is exploring the policy options in this regard. At this stage a policy has not been drafted but is likely to include provisions to encourage reduced energy usage. This is considered in Chapter 8 below.

39 BCIS is the Building Cost Information Service of the Royal Institution of Chartered Surveyors. 40 https://www.gov.uk/government/consultations/the-future-homes-standard-changes-to-part-l-and-part-f-of-the- building-regulations-for-new-dwellings?utm_source=7711646e-e9bf-4b38-ab4f- 9ef9a8133f14&utm_medium=email&utm_campaign=govuk-notifications&utm_content=immediate

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Table 7.1 BCIS Costs- £/m² gross internal floor area

Rebased to Shropshire (94; sample 97) £/m2 study Description: Rate per m2 gross internal floor area for the building Cost including prelims. Last updated: 07-Dec-2019 00:42 £/m² gross internal floor area

Mean Lowest Lower Median Upper Highest (Maximum age of projects) quartiles quartiles 810.1 Estate housing Generally (15) 1,205 578 1,029 1,164 1,322 4,147 Single storey (15) 1,350 766 1,150 1,302 1,517 4,147 2-storey (15) 1,167 578 1,018 1,140 1,275 2,498 3-storey (15) 1,221 761 994 1,179 1,372 2,447 4-storey or above (15) 2,539 1,258 2,055 2,232 3,346 3,804 810.11 Estate housing detached 1,520 906 1,128 1,340 1,586 4,147 (15) 810.12 Estate housing semi detached Generally (15) 1,197 690 1,030 1,167 1,317 2,206 Single storey (15) 1,339 839 1,146 1,323 1,496 2,206 2-storey (15) 1,163 690 1,027 1,143 1,275 2,033 3-storey (15) 1,119 857 903 1,085 1,193 1,747 810.13 Estate housing terraced Generally (15) 1,242 759 1,033 1,176 1,363 3,804 Single storey (15) 1,393 933 1,172 1,330 1,614 1,981 2-storey (15) 1,202 759 1,021 1,163 1,333 2,498 3-storey (15) 1,239 761 984 1,178 1,378 2,447 816. Flats (apartments) Generally (15) 1,417 710 1,181 1,351 1,599 4,815 1-2 storey (15) 1,354 839 1,151 1,297 1,502 2,478 3-5 storey (15) 1,395 710 1,175 1,337 1,587 3,011 6+ storey (15) 1,728 1,053 1,413 1,609 1,861 4,815 Source: BCIS (December 2019)

7.4 The median quartile BCIS costs are used for the appropriate development format.

Other normal development costs

7.5 In addition to the BCIS £/m2 build cost figures described above, allowance needs to be made for a range of site costs (roads, drainage and services within the site, parking, footpaths, landscaping and other external costs). Many of these items will depend on individual site circumstances and can only properly be estimated following a detailed assessment of each site. This is not practical within this broad-brush study and the approach taken is in line with the PPG and the Harman Guidance.

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7.6 Nevertheless, it is possible to generalise. Drawing on experience and the comments of stakeholders, it is possible to determine an allowance related to total build costs. This is normally lower for higher density than for lower density schemes since there is a smaller area of external works, and services can be used more efficiently. Large greenfield sites would also be more likely to require substantial expenditure on bringing mains services to the site.

7.7 A scale of allowances has been developed for the residential sites, ranging from 5% of build costs for the smaller sites and flatted schemes, to 15% for the larger greenfield schemes.

Abnormal development costs and brownfield sites

7.8 With regard to abnormals, paragraph 10-012-20180724 of the PPG says:

abnormal costs, including those associated with treatment for contaminated sites or listed buildings, or costs associated with brownfield, phased or complex sites. These costs should be taken into account when defining benchmark land value

7.9 This needs to be read with paragraph 10-014-20180724 of the PPG that says that:

Benchmark land value should: ... reflect the implications of abnormal costs; site-specific infrastructure costs; and professional site fees and ...

7.10 The consequence of this, when considering viability in the planning system, is that abnormal costs should be added to the cost side of the viability assessment, but also reflected in (i.e. deducted from) the BLV. This has the result of balancing the abnormal costs on both elements of the appraisal.

7.11 This approach is consistent with the treatment of abnormals that was considered at Gedling Council’s Examination in Public. There is an argument, as set out in Gedling, that it may not be appropriate for abnormals to be built into appraisals in a high-level assessment of this type. Councils should not plan for the worst-case option – rather for the norm. For example, if two similar sites were offered to the market and one was previously in industrial use with significant contamination, and one was ‘clean’ then the landowner of the contaminated site would have to take a lower land receipt for the same form of development due to the condition of the land. The Inspector said:

… demolition, abnormal costs and off site works are excluded from the VA, as the threshold land values assume sites are ready to develop, with no significant off site secondary infrastructure required. While there may be some sites where there are significant abnormal construction costs, these are unlikely to be typical and this would, in any case, be reflected in a lower threshold land value for a specific site. In addition such costs could, at least to some degree, be covered by the sum allowed for contingencies.

7.12 In some cases, where the site involves redevelopment of land which was previously developed, there is the potential for abnormal costs to be incurred. Abnormal development costs might include demolition of substantial existing structures; flood prevention measures at waterside locations; remediation of any land contamination; remodelling of land levels; and so on. An additional allowance is made for abnormal costs associated with brownfield sites of 5% of the BCIS costs.

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7.13 In summary, abnormal costs will be reflected in land value. Those sites that are less expensive to develop will command a premium price over and above those that have exceptional or abnormal costs. It is not the purpose of an assessment of this type to standardise land prices across an area.

Fees

7.14 For residential and non-residential development we have assumed professional fees amount to 8% of build costs. Separate allowances are made for planning fees, acquisition, sales and finance costs.

Contingencies

7.15 For previously undeveloped and otherwise straightforward sites, a contingency of 2.5% has been allowed for, with a higher figure of 5% on more risky types of development, previously developed land. So, the 5% figure was used on the brownfield sites and the 2.5% figure on the remainder.

S106 Contributions and the costs of infrastructure

7.16 For many years, Shropshire Council has sought payments from developers to mitigate the impact of the development through improvements to the local infrastructure. The majority of these are for general items rather than site specific infrastructure of the type that can now be sought under the restrictions as out in CIL Regulation 122.

7.17 In this study it is important that the costs of mitigation are reflected in the analysis.

7.18 Based on discussions with the Council an assumption of £5,000/unit assumption (major development sites excluding non-strategic sites) has been used in the pre-consultation iteration of this study. This excludes any on or off-site contribution to affordable housing and assumes on-site open space provision. Bearing in mind the considerable uncertainly in this regard a range of costs have also been tested.

7.19 More detail regarding assumptions on contributions from Strategic Sites will be added in due course, Shropshire Council will then specifically engage with the promoters of the potential Strategic Sites to be included within the Plan.

Table 7.1 Strategic Sites. Strategic Infrastructure and Mitigation Costs

Source: SC (February 2020)

7.20 As set out in Chapter 8 below, the principle source of infrastructure funding associated with smaller sites is CIL. Larger sites make appropriate combinations through a combination of CIL and S106 obligations.

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Financial and Other Appraisal Assumptions

VAT

7.21 It has been assumed throughout, that either VAT does not arise, or that it can be recovered in full41.

Interest rates

7.22 Our appraisals assume 6% p.a. for total debit balances, we have made no allowance for any equity provided by the developer. This does not reflect the current working of the market nor the actual business models used by developers. In most cases the smaller (non-plc) developers are required to provide between 30% and 40% of the funds themselves, from their own resources, so as to reduce the risk to which the lender is exposed. The larger plc developers tend to be funded through longer term rolling arrangements across multiple sites.

7.23 The 6% assumption may seem high given the very low base rate figure (0.75% February 2020). Developers that have a strong balance sheet, and good track record, can undoubtedly borrow less expensively than this, but this reflects banks’ view of risk for housing developers in the present situation. In the residential appraisals, a simple cashflow is used to calculate interest.

7.24 The relatively high assumption of the 6% interest rate, and the assumption that interest is chargeable on all the funds employed, has the effect of overstating the total cost of interest as most developers are required to put some equity into most projects. In this study a cautious approach is being taken.

7.25 An arrangement fee of 1% of the peak borrowing requirement is also allowed for.

Developers’ return

7.26 An allowance needs to be made for developers’ return and to reflect the risk of development. Paragraph 10-018-20190509 of the updated PPG says:

How should a return to developers be defined for the purpose of viability assessment? Potential risk is accounted for in the assumed return for developers at the plan making stage. It is the role of developers, not plan makers or decision makers, to mitigate these risks. The cost of fully complying with policy requirements should be accounted for in benchmark land value. Under no circumstances will the price paid for land be relevant justification for failing to accord with relevant policies in the plan. For the purpose of plan making an assumption of 15-20% of gross development value (GDV) may be considered a suitable return to developers in order to establish the viability of plan policies. Plan makers may choose to apply alternative figures where there is evidence to support this according to the type, scale and risk profile of planned development. A lower figure

41 VAT is a complex area. Sales of new residential buildings are usually zero-rated supplies for VAT purposes (subject to various conditions). VAT incurred as part of the development can normally be recovered. Where an appropriate ‘election’ is made, VAT can also be recovered in relation to commercial development – although VAT must then be charged on the income from the development.

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may be more appropriate in consideration of delivery of affordable housing in circumstances where this guarantees an end sale at a known value and reduces risk. Alternative figures may also be appropriate for different development types.

7.27 The purpose of including a developers’ return figure is not to mirror a particular business model, but to reflect the risk a developer is taking in buying a piece of land, and then expending the costs of construction before selling the property. The use of developers’ return in the context of area wide viability testing of the type required by the NPPF and CIL Regulation 14, is to reflect that level of risk.

7.28 Broadly there are four different approaches that could be taken:

a. To set a different rate of return on each site to reflect the risk associated with the development of that site. This would result in a lower rate on the smaller and simpler sites – such as the greenfield sites, and a higher rate on the brownfield sites. b. To set a rate for the different types of unit produced – say 20% for market housing and 6% for Affordable Housing, as suggested by the HCA. c. To set the rate relative to costs – and thus reflect the risks of development. d. To set the rate relative to the gross development value.

7.29 In deciding which option to adopt, it is important to note that the intention is not to recreate any particular developer’s business model. Different developers will always adopt different models and have different approaches to risk.

7.30 The argument is sometimes made that financial institutions require a 20% return on development value and if that is not shown they will not provide development funding. In the pre-Credit Crunch era there were some lenders who did take a relatively simplistic view to risk analysis but that is no longer the case. Most financial institutions now base their decisions behind providing development finance on sophisticated financial modelling that it is not possible to replicate in a study of this type. They require a developer to demonstrate a sufficient margin, to protect the lender in the case of changes in prices or development costs. They will also consider a wide range of other factors, including the amount of equity the developer is contributing (both on a loan-to-value and loan-to-cost basis), the nature of development and the development risks that may arise due to demolition works or similar, the warranties offered by the professional team, whether or not the directors will provide personal guarantees, and the number of pre-sold units.

7.31 This is a high-level study where it is necessary and proportionate to take a relatively simplistic approach, so, rather than apply a differential return (i.e. site-by-site or split), it is appropriate to make some broad assumptions and, as set out above, the updated PPG says ‘For the purpose of plan making an assumption of 15-20% of gross development value (GDV) may be considered a suitable return to developers in order to establish the viability of plan policies ... A lower figure may be more appropriate in consideration of delivery of affordable housing’.

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7.32 In the initial iteration of this assessment, the developers’ return is assessed as 17.5% of the value of market housing and 6% of the value of Affordable Housing. 17.5% is the middle of the range suggested in the PPG.

Voids

7.33 On a scheme comprising mainly individual houses, one would normally assume only a nominal void period as the housing would not be progressed if there was no demand. In the case of apartments in blocks this flexibility is reduced. Whilst these may provide scope for early marketing, the ability to tailor construction pace to market demand is more limited.

7.34 For the purpose of the present study, a three-month void period is assumed for residential developments.

Phasing and timetable

7.35 A pre-construction period of six months (from site acquisition, following the grant of planning consent) is assumed for all of the sites42. Each dwelling is assumed to be built over a nine- month period. The phasing programme for an individual site will reflect market take-up and would, in practice, be carefully estimated taking into account the site characteristics and, in particular, the size and the expected level of market demand. The rate of delivery will be an important factor when considering the allocation of sites so as to manage the delivery of housing and infrastructure. Two aspects are relevant, firstly the number of outlets that a development site may have, and secondly the number of units that an outlet may deliver.

7.36 Initially, it is assumed a maximum, per outlet, delivery rate of 50 units per year, in the further iterations of the assessment build out sates of 25pa in North Shropshire, 38pa in Central Shropshire and 36pa in South Shropshire are used). On a site with 20% Affordable Housing this equates to around 40 market units per year. On the smaller sites, we have assumed much slower rates to reflect the nature of the developer that is likely to be bringing smaller sites forward. The higher density flatted schemes are assumed to come forward more quickly. These assumptions are conservative and do, properly, reflect current practice. This is the appropriate assumption to make to be in line with the PPG and the Harman Guidance.

Site Acquisition and Disposal Costs

Site holding costs and receipts

7.37 Each site is assumed to proceed immediately (following a 6 month mobilisation period) and so, other than interest on the site cost during construction, there is no allowance for holding costs, or indeed income, arising from ownership of the site.

42 So as to be consistent with the SC assumptions in the wider evidence base.

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Acquisition costs

7.38 A simplistic approach is taken, it is assumed an allowance 1% for acquisition agents’ and 0.5%legal fees.

7.39 Stamp duty is calculated at the prevailing rates.

Disposal costs

7.40 For market and for Affordable Housing, sales and promotion and legal fees are assumed to amount to 3.5% of receipts. For disposals of Affordable Housing, these figures can be reduced significantly depending on the category, so in fact the marketing and disposal of the affordable element is probably less expensive than this.

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8. Local Plan Policy Requirements

8.1 The specific purpose of this study is to consider and inform the development of the emerging Local Plan and then, in due course, to assess the cumulative impact of the policies in the new Local Plan.

8.2 The new Local Plan will replace the current Local Plan and various Supplementary Planning Documents. Currently, the expectation is that the new Local Plan will carry most of the existing policy requirements forward (subject to appropriate updating) rather than follow a radical new direction. The emerging policy areas (only those policy areas that add to the costs of development over and above the normal costs of development are mentioned) are set out below – although it is important to note that, at this stage, these are simply options that may or may not be progressed into the new Local Plan.

8.3 Many of the policies are either general enabling policies or policies that restrict development to particular areas or situations. These do not directly impact on viability. Only those policies that add to the costs of development over and above the normal costs of development are mentioned. The Policy Objectives shown in the boxes below have been provided by SC and are commented on as far as they impact on viability. Some have been grouped for convenience:

Sustainable Design and Design Quality of Development and Housing Mix

Policy Area Policy Objective • The Shropshire Test. A policy which will comply with the WMCA design charter. The 12 key objectives in the WMCA design charter are: 1. Regional Ambition 7. Technological Resilience – 2. Local Distinctiveness Smart/Connected Systems 3. Regional Network 8. Building Active Communities 4. Modal Shift 9. Promoting Wellbeing 5. Climate Resilience 10. Engagement 6. Delivering Low Carbon 11. Stewardship Development 12. Securing Social Value • Adoption of national space standards for all affordable housing, Sustainable Design and including any affordable accommodation for the elderly and those Design Quality of with specialist needs. Development • Adoption of requirement M4(2): Category 2 – Accessible and adaptable dwellings of Part M of the Building Regulations* for all open market and affordable accommodation. • Adoption of requirement M4(2): Category 3 - Accessible and adaptable dwellings of Part M of the Building Regulations* for 10% of open market and affordable housing on residential development classified as major development and all accommodation for the elderly and those with specialist needs. *For housing not specifically designed for the elderly or those with specialist needs, this requirement will apply unless site specific factors indicate that step-free access cannot be achieved or is not viable.

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On sites of 5 or more dwellings or 0.2 hectares or more: • At least 25% of open market housing 2 bedrooms or below. At least a further 25% of open market housing 3 bedrooms or below. Or Mix of Housing At least 50% of open market housing should directly reflect the profile of housing need established for the area through a Local Housing Need survey undertaken through the ‘Right Home Right Place’ initiative or equivalent survey endorsed by Shropshire Council. NOTE - Likely mix. Specific mix subject to conclusions within the SHMA.

8.4 The emerging Plan seeks Nationally Described Space Standard (NDSS) technical requirements. In March 2015 the Government published Nationally Described Space Standard – technical requirements. This says:

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

8.5 The following unit sizes are set out43:

43 https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/524531/160519_Nationally_Descri bed_Space_Standard____Final_Web_version.pdf

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Table 8.1 National Space Standards. Minimum gross internal floor areas and storage (m2)

number of number of 1 storey 2 storey 3 storey built-in bedrooms bed spaces dwellings dwellings dwellings storage 1b 1p 39 (37)* 1

2p 50 58 1.5

2b 3p 61 70 2

4p 70 79

3b 4p 74 84 90 2.5 5p 86 93 99 6p 95 102 108 4b 5p 90 97 103 3 6p 99 106 112 7p 108 115 121 8p 117 124 130 5b 6p 103 110 116 3.5 7p 112 119 125 8p 121 128 134 6b 7p 116 123 129 4 8p 125 132 138 Source: Table 1, Technical housing standards – nationally described space standard (March 2015)

8.6 In this study the units are assumed to be in line with the NDSS or larger.

Housing Mix and Part M Access to and Use of Buildings

8.7 The emerging policy is to encourage an appropriate mix of sizes. As set out in Chapter 4 above, the Council is in the process of refreshing its Housing Market Assessment. The Council’s most recent evidence suggests the following housing mix:

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Table 8.2 Recommended Housing Mix

1 Bed 7.63% 2 Beds 25.10% 3 Beds 43.47% 4 Beds 17.82% 5+ Beds 5.98% Source: SC (December 2019)44

8.8 In line the policy objective set out above the modelling assumes at least 25% of units are 2 bed and at least 25% are three bed.

8.9 This mix forms the base modelling. As set out later in this report, a range of tenure mixes have been tested (informed by the wider evidence base).

At least 50% of open market housing should directly reflect the profile of housing need established for the area through a Local Housing Need survey undertaken through the ‘Right Home Right Place’ initiative or equivalent survey endorsed by Shropshire Council.

8.10 This is potentially a costly and time-consuming process. We have added 1% to the allowance for professional fees to cover this additional cost.

8.11 As set out later in this report, a range of affordable housing tenure mixes have been tested (informed by the wider evidence base). These mixes are not sought rigidly across all sites, rather are used to inform the overall housing mix. The higher density town centre schemes are assumed to have more smaller units, likewise the larger sites in the rural areas are assumed to include more family housing.

8.12 The adopted Local Plan seeks Lifetime Homes Standards on new housing. These standards have been superseded and the scope for councils to introduce additional standards are constrained to those within the optional Building Regulations. The additional costs of the further standards (as set out in the draft Approved Document M amendments included at Appendix B445) are set out below. The key features of the 3 level standard (as summarised in the DCLG publication Housing Standards Review – Final Implementation Impact Assessment (DCLG, March 2015)46, reflect accessibility as follows:

• Category 1 – Dwellings which provide reasonable accessibility

44 *The 2014 based sub-national household projections are produced by age of the household reference person and household type. In the absence of more up-to-date data, the breakdown of type of household by bedroom size from the 2011 Census has been used to apportion out the projected household estimates by age and type to 2038. However, if new information should emerge on housing mix and size in Shropshire this may lead to further adjustments to the methodology and a revision to the estimates displayed. 45 https://www.gov.uk/government/publications/access-to-and-use-of-buildings-approved-document-m 46 https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/418414/15032 7_-_HSR_IA_Final_Web_Version.pdf

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• Category 2 – Dwellings which provide enhanced accessibility and adaptability • Category 3 – Dwellings which are accessible and adaptable for occupants who use a wheelchair. 8.13 The cost of a wheelchair adaptable dwelling based on the Wheelchair Housing Design Guide for a 3 bed house, is taken to be £10,111 per dwelling47. The cost of Category 2 is taken to be £52148 (this compares with the £1,097 cost for the Lifetime Homes Standard).

8.14 The Council policy in this regard will be informed by the new SHMA and any other relevant evidence. However, consistent with the Council’s policy direction as part of the study we have assessed what the impact would be of requiring:

• All new homes to be designed to be accessible and adaptable dwellings; • 10% of housing to be wheelchair adaptable dwellings. 8.15 Paragraph 56-009-20150327 of the Housing: optional technical standards restricts the application of the wheelchair standards:

What issues should local planning authorities consider in determining whether dwellings should be fully wheelchair accessible or adaptable? Part M of the Building Regulations sets a distinction between wheelchair accessible (a home readily useable by a wheelchair user at the point of completion) and wheelchair adaptable (a home that can be easily adapted to meet the needs of a household including wheelchair users) dwellings. Local Plan policies for wheelchair accessible homes should be applied only to those dwellings where the local authority is responsible for allocating or nominating a person to live in that dwelling. 56-009-20150327

8.16 It is assumed for the purpose of this assessment that any wheelchair accessible homes will be affordable homes.

Housing Densities

Policy Area Policy Objective No specific maximum/minimum density, rather design should reflect Housing Densities local character and site-specific factors. Starting point is 30dph gross site area.

8.17 In this assessment the modelling draws on two sources of information. The first are the assumptions used in the Shropshire Council SHLAA (29th November 2018):

47 Paragraph 153 Housing Standards Review – Final Implementation Impact Assessment (DCLG, March 2015). 48 Paragraph 157 Housing Standards Review – Final Implementation Impact Assessment (DCLG, March 2015).

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For the purpose of this assessment, standard assumptions have been applied to calculate development potential. Specifically: 1. Residential capacity = 30 dwellings per hectare, except for the limited number of small sites of less than 0.2 hectares which are considered capable of delivering 5 or more dwellings or 500m2 floorspace of economic development. 2. Employment capacity = 40% of the total site area.

8.18 The basis of the modelling is set out in Chapter 9 below.

Climate Change

Policy Area Policy Objective The Future Homes Standard: changes to Part L and Part F of the Building Regulations for new dwellings. Building Regs Part L + 31% CO2 reduction (the government’s preferred option within the current Future Homes Standard consultation). Climate Change Merton Rule: 10% of on-site energy needs generated on site from renewable energy resources. Encourage self-sustaining neighbourhoods and use of decentralised energy on large scale development of 250 dwellings or more and/or 25ha or more.

8.19 It is timely to consider higher environmental standards. Building to increased standards would require construction to increased standards and thus higher costs.

8.20 As this report was being written (December 2019), the Government launched a consultation on ‘The Future Homes Standard’49. This is linked to achieving the ‘net zero’ greenhouse gas emissions by 2050. The Council is exploring the policy options in this regard. At this stage a policy has not been drafted but is likely to include provisions to encourage reduced energy usage.

8.21 There are a wide range of ways of lowering the greenhouse gas emissions on a scheme, although these do alter depending on the nature of the specific project. These can include simple measures around the orientation of the building, and measures to enable natural ventilation, through to altering the fundamental design and construction. The extent of the costs will depend on the specific changes made and are considered in Chapter 3 of the Government Consultation50:

49 https://www.gov.uk/government/consultations/the-future-homes-standard-changes-to-part-l-and-part-f-of-the- building-regulations-for-new-dwellings?utm_source=7711646e-e9bf-4b38-ab4f- 9ef9a8133f14&utm_medium=email&utm_campaign=govuk-notifications&utm_content=immediate 50 The Future Homes Standard 2019 Consultation on changes to Part L (conservation of fuel and power) and Part F (ventilation) of the Building Regulations for new dwellings (MHCLG, October 2019)

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3.9. Following discussion with our technical working group and assessment of the modelling analysis, two options for the 2020 CO2 and primary energy targets are proposed for consultation. The options below are presented in terms of CO2 reduction to aid comparison with current standards. We plan to use either option 1 or option 2 as the basis of the new primary energy and CO2 targets for new dwellings, with option 2 as the government’s preferred option:

a. Option 1 - ‘Future Homes Fabric’. This would be a 20% reduction25 in CO2 from new dwellings, compared to the current standards. This performance standard is based on the energy and carbon performance of a home with: i. Very high fabric standards to minimise heat loss from windows, walls, floors and roofs (typically with triple glazing). This would be the same fabric requirement as we currently anticipate for the Future Homes Standard ii. A gas boiler iii. A waste water heat recovery system This would add £2557 to the build-cost of a new home and would save households £59 a year on energy bills. The estimated impact on housebuilding is discussed in the impact assessment.

b. Option 2 - ‘Fabric plus technology’. This would be a 31% reduction26 in CO2 from new dwellings, compared to the current standards. This option is likely to encourage the use of low-carbon heating and/or renewables. The performance standard is based on the energy and carbon performance of a home with: i. an increase in fabric standards (but not as high an increase as in Option 1, likely to have double rather than triple glazing) ii. a gas boiler iii. a waste water heat recovery system. iv. iv. Photovoltaic panels Meeting the same specification would add £4847 to the build-cost of a new home and would save households £257 a year on energy bills. The estimated impact on housebuilding is discussed in the impact assessment.

3.10. The option 2 specification would give a CO2 saving of only 22% for flats due to the standard including solar panels and flats having a smaller roof area per home. The additional cost per flat is also less at £2256. 3.11. In practice, we expect that some developers would choose less costly ways of meeting the option 2 standard, such as putting in low-carbon heating now. This would cost less than the full specification, at £3134 for a semi-detached house.

8.22 Very approximately, Option 1 would add about 2.5% to the base cost of construction, and Option 2 would add about 3.1% to the base cost of construction. In addition to the above, it may (depending on the outcome of the consultation) be necessary for all new homes to be heated off the gas grid.

8.23 Both Option 1 and Option 2 are tested.

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8.24 The above relates to residential development. The performance of non-residential development is normally assessed using the BREEAM system51. The additional cost of building to BREEAM Very Good standard is negligible as outlined in research52 by BRE. The additional costs of BREEAM Excellent standard ranges from just under 1% and 5.5%, depending on the nature of the scheme with offices being a little under 2%. It is assumed that new non-residential development will be to BREEAM Excellent and this increases the construction costs by 2% or so.

8.25 It is timely to note that building to higher standards that result in lower running costs does result in higher values53.

Infrastructure Standards

Policy Area Policy Objective New development will be expected to provide for its own infrastructure needs, either through on-site design or appropriate developer contributions. • Where possible fibre broadband provision to the property should be provided as standard. Where this is not possible development should be fully fibre compatible. Infrastructure Standards • Electric vehicle charging point connections for all properties (one per residence and an appropriate number for non-residential properties). • Appropriate sustainable drainage should be provided on site. • Active travel infrastructure – appropriate levels of cycle parking. Provision of cycle and pedestrian routes through the site and connecting to and where possible enhancing beyond the site. • Positive integration and support for public transport.

8.26 See the Developer Contributions heading below.

8.27 Cost of providing fibre (where it exists) is modest so no extra cost alliance has been made.

8.28 The policy seeks electric vehicle charging facilities on major developments. Several years ago, such points cost in the region of £1,000/unit however, the costs have dropped substantially and are now a little under £300/unit. This cost has been modelled.

51 Building Research Establishment Environmental Assessment Method (BREEAM) was first published by the Building Research Establishment (BRE) in 1990 as a method of assessing, rating, and certifying the sustainability of buildings.

52 Delivering sustainable buildings: Savings and payback. Yetunde Abdul, BRE and Richard Quartermaine, Sweett Group. Published by IHS BRE Press, 7 August 2014 53 See EPCs & Mortgages, Demonstrating the link between fuel affordability and mortgage lending as prepared for Constructing Excellence in Wales and Grwp Carbon Isel / Digarbon Cymru (funded by the Welsh Government) and completed by BRE and An investigation of the effect of EPC ratings on house prices for Department of Energy & Climate Change (June 2013)

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8.29 Sustainable Urban Drainage Systems (SUDS), are often a requirement. SUDS aim to limit the waste of water, reduce water pollution and flood risk relative to conventional drainage systems. In this study, it is anticipated that new development will be required to incorporate Sustainable Urban Drainage Schemes (SUDS). SUDS and the like can add to the costs of a scheme – although in larger projects these can be incorporated into public open space. It is assumed that the costs of SUDS are included within the additional costs on brownfield sites, however on the larger greenfield sites it is assumed that SUDS will be incorporated into the green spaces (subject to local ground conditions), and be delivered through soft landscaping within the wider site costs.

8.30 The provision of internal connectivity is covered as normal site costs. Off site matters are considered under the Developer Contribution heading below.

Open Space & GI

Policy Area Policy Objective 30m2 of open space per bed space (equating to one bed space per Open Space & GI bedroom).

8.31 In this initial iteration of this assessment the specific requirements of this are set out in Open Space, Sport & Recreation Interim Planning Guidance (22nd September 2010). This sets out various requirements that are calculated based on the occupants in a dwelling as follows:

Table 8.3 Occupancy Assumptions for Open Space

Number of bedrooms Assumed number of occupants 1 1 2 2 3 3 4 4 5 5 Source: Page 11, Open Space, Sport & Recreation Interim Planning Guidance (22nd September 2010)

8.32 The population derived through the above rates is used to calculate to open space requirements using the following multipliers:

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Table 8.4 SC Open Space Requirements

Open Space Provision Net additional persons Provision required per (identified during step one) person Formal Children’s Play Space Shrewsbury 0.85m²x Market Town 1.25m²x Rural 1.90m²x Amenity Green Space Shrewsbury 6.3m²x Market Town 3.3m²x Rural 4.8m²x Outdoor Sport All locations 22.7m²x Natural and Semi Natural All locations 20.0m²x Open Space Source: Page 12, Open Space, Sport & Recreation Interim Planning Guidance (22nd September 2010)

8.33 These requirements result in just over 2ha/1,000 residents so are are about one third less than the 30m2 per bedroom requirement. Both are tested.

Developer Contributions

Policy Area Policy Objective • Developer contributions towards education for small-scale development of less than 50 dwellings will be secured through CIL. • For development of 50 or more dwellings (the point at which quarter of a new classroom is likely required) which result in the need for investment in additional classroom facilities to support pupils yielded*, developer contributions towards education will be secured through S106 legal agreements. Where contributions are required, these are based on latest DFE funding. Education • Where significant development results in the need for a new school, developer contributions (both land and in-kind) towards education will be secured through S106 legal agreements. Where contributions are required, these are based on the actual cost of provision of the school. *Pupil yields are calculated on the number of children per household from the latest census (as the last census pre-dates the formation of Shropshire Council, there are five different geographies for this data). Community Facilities Site specific/CIL. Initial position is maintaining current CIL contributions which apply to C3 development: Developer Contributions • Urban: £40/m2 indexed to £57.86m2 for 2019. • Rural: £80/m2 indexed to £115.71m2 for 2019.

8.34 There are a range of policies that require the impact of development to be fully mitigated and that the infrastructure that is required to support new development is provided. The Council has adopted CIL but also uses the s106 regime in this regard.

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8.35 In this context the Developer Contributions SPD (adopted in July 2011) is relevant. The Council have provided us with the 2018 s106 Tariff calculation for POS off site contribution. This derives a figure of £4,400/unit, although the general expectation is that provision should be made on site. Similarly, the Council have provided us with the s106 Tariff calculation for education contributions. This derives a figure of between £3,700/unit £5,250/unit depending on the area. It is understood the Council is reviewing its approach to s106 contributions.

8.36 In the base appraisals an assumption of £5,000/unit is used on non-strategic sites. This excludes any on or off-site contribution to affordable housing and assumes on-site open space provision. A range of higher and lower requirements are also tested.

8.37 The current rates of CIL are as follows:

Table 8.5 Adopted Rates of CIL. £/m2

January 2012 Rate Index (2020) Rate Residential Shrewsbury, market towns and key centres £40.00 £59.64 Elsewhere £80.00 £119.29 Affordable Housing £0.00 £0.00 Non Residential Development £0.00 £0.00 Source: https://www.shropshire.gov.uk/planning-policy/community-infrastructure-levy-cil/

These are incorporated in the base assumptions as per the Council’s instalment policy (although CIL is

reviewed later in the assessment).

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Number of Number of Total Timescale for Payment Periods and Amounts dwellings Instalments Instalments

0-1 2 270 days (9 months) - 15% of the levy 60 days from commencement. (or new build) - 85% of the levy 270 days from commencement.

2-5 3 365 days (1 year) - 15% of the levy 60 days from commencement. - 20% of the levy 270 days from commencement. - 65% of the levy 365 days from commencement. 6-25 3 365 days (1 year) - 15% of the levy 60 days from commencement. - 25% of the levy 270 days from commencement. - 60% of the levy 365 days from commencement. 26-50 3 548 days (18 - 25% of the levy 60 days from commencement. months) (1 year and a half) - 25% of the levy 365 days from commencement. - 50% of the levy 548 days from commencement. 51-100 3 730 days (2 years) - 10% of the levy 60 days from commencement. - 35% of the levy 365 days from commencement. - 55% of the levy 730 days from commencement. 101-200 4 1095 days (3 years) - 10% of the levy 60 days from commencement. - 15% of the levy 365 days from commencement. - 25% of the levy 730 days from commencement. - 50% of the levy 1095 days from commencement. 201-300 5 1460 days (4 years) - 10% of the levy 60 days from commencement. - 15% of the levy 365 days from commencement. - 25% of the levy 730 days from commencement. - 25% of the levy 1095 days from commencement. - 25% of the levy 1460 days from commencement. 301+ 6 1825 days (5 years) - 10% of the levy 60 days from commencement. - 10% of the levy 365 days from commencement. - 20% of the levy 730 days from commencement. - 20% of the levy 1095 days from commencement. - 20% of the levy 1460 days from commencement.

Health and Wellbeing

Policy Area Policy Objective • Promoting active travel. • Promoting access to sustainable travel options. Health and Wellbeing • Access to open space.

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8.38 There is an overlap between these requirements, Open Space and Developer Contributions. This is not modelled separately.

HRA

Policy Area Policy Objective Mitigation measures to be identified through Local Plan HRA. These will be settlement specific (all sites – allocations and windfall associated with a settlement) and could include such measures as: HRA • Over-provision of open space. • Off-site tree planting and management. • Off-site traffic management. • Nitrate, phosphate and sediment management.

8.39 There is an overlap between these requirements, Open Space and Developer Contributions. This is not modelled separately.

Biodiversity Net Gain

Policy Area Policy Objective Biodiversity Net Gain To comply with emerging legislation.

8.40 In March 2019 the Government announced that new developments must deliver an overall increase in biodiversity. Following a consultation the Chancellor confirmed in the Spring Statement that the Government will use the forthcoming Environment Bill to mandate ‘biodiversity net gain’.

8.41 At this stage no details have been published, however biodiversity net gain requires developers to ensure habitats for wildlife are enhanced and left in a measurably better state than they were pre-development. They must assess the type of habitat and its condition before submitting plans, and then demonstrate how they are improving biodiversity – such as through the creation of green corridors, planting more trees, or forming local nature spaces.

8.42 Green improvements on site would be encouraged, but in the rare circumstances where they are not possible, developers will need to pay a levy for habitat creation or improvement elsewhere.

8.43 The costs of this type of intervention are modest and will be achieved through the use of more mixed planting plans, that use more locally appropriate native plants. To a large extent the costs of grass seeds and plantings will be unchanged. More thought and care will however go into the planning of the landscaping. There will be an additional cost of establishing the base line ‘pre-development’ situation as a survey will need to be carried out. On a small site this is likely to be a few thousand pounds, but on a large complex site this could be more.

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8.44 The Government’s impact assessment54 suggests an average cost in the region of £20,000 per hectare. This would represent an increase in the site costs of about 5%. We have increased the site cost assumption to reflect this.

8.45 In Chapter 7 the main development cost assumptions were set out and these included an allowance for fees. Having considered this policy (and the other policies) the base assumption has been increased from 8% to 9%.

Affordable Housing

Policy Area Policy Objective • To be informed by the viability assessment. Affordable Housing • Maintain a 70%:30% split between rental and affordable home ownership.

8.46 The Council’s affordable housing policy has three zones:

54 https://www.gov.uk/government/consultations/biodiversity-net-gain-updating-planning-requirements

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Figure 8.1 SC Affordable Housing Zones

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8.47 These current requirements are tested. In this context it is important to have regard to paragraph 64 of the 2019 NPPF that says:

64. Where major development involving the provision of housing is proposed, planning policies and decisions should expect at least 10% of the homes to be available for affordable home ownership, unless this would exceed the level of affordable housing required in the area, or significantly prejudice the ability to meet the identified affordable housing needs of specific groups. Exemptions to this 10% requirement should also be made where the site or proposed development: a) provides solely for Build to Rent homes; b) provides specialist accommodation for a group of people with specific needs (such as purpose-built accommodation for the elderly or students); c) is proposed to be developed by people who wish to build or commission their own homes; or d) is exclusively for affordable housing, an entry-level exception site or a rural exception site.

8.48 Shropshire Council are considering the options around this, such as the continuation of its 70% affordable rent and 30% low cost home ownership requirement. This will be informed by the wider evidence base.

8.49 It is necessary to consider Build to Rent separately as the sector is treated differently to mainstream housing within the PPG.

What provision of affordable housing is a build to rent development expected to provide? The National Planning Policy Framework states that affordable housing on build to rent schemes should be provided by default in the form of affordable private rent, a class of affordable housing specifically designed for build to rent. Affordable private rent and private market rent units within a development should be managed collectively by a single build to rent landlord. 20% is generally a suitable benchmark for the level of affordable private rent homes to be provided (and maintained in perpetuity) in any build to rent scheme. If local authorities wish to set a different proportion they should justify this using the evidence emerging from their local housing need assessment, and set the policy out in their local plan. Similarly, the guidance on viability permits developers, in exception, the opportunity to make a case seeking to differ from this benchmark. National affordable housing policy also requires a minimum rent discount of 20% for affordable private rent homes relative to local market rents. The discount should be calculated when a discounted home is rented out, or when the tenancy is renewed. The rent on the discounted homes should increase on the same basis as rent increases for longer-term (market) tenancies within the development. PPG: 60-002-20180913 How should affordable private rent be calculated? Affordable private rent should be set at a level that is at least 20% less than the private market rent (inclusive of service charges) for the same or equivalent property. Build to rent developers should assess the market rent using the definition of the International Valuations Standard Committee as adopted by the Royal Institute of Chartered Surveyors. PPG: 60-003-20180913 Is affordable private rent the only form of affordable housing permitted on build to rent schemes?

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It is expected that developers will usually meet their affordable housing requirement by providing affordable private rent homes. However, if agreement is reached between a developer and a local authority, this requirement can be met by other routes, such as a commuted payment and/or other forms of affordable housing as defined in the National Planning Policy Framework glossary. The details of this must be set out in the section 106. PPG: 60-004-20180913 How can the proportion of affordable private rent and level of discount be flexed? Both the proportion of affordable private rent units, and discount offered on them can be varied across a development, over time. Similarly it should be possible to explore a trade off between the proportion of discounted units and the discount(s) offered on them, with the proviso being that these should accord with the headline affordable housing contribution agreed through the planning permission. All options should be agreed jointly between the local authority and the developer as part of the planning permission, and set out in a section 106 agreement. Guidance on viability confirms that viability studies for build to rent schemes can be customised in this way. PPG: 60-005-20180913

8.50 In line with this, 20% private affordable rent at a 20% discount to market rent has been tested in the base modelling.

8.51 As set out in Chapter 2 above, in February 2020 the Government launched a consultation on First Homes. The consultation is exploring a number of options. In broad terms it is suggested that development should include an element of First Homes where these are discounted for first time buyers by at least 30% from market values. At this stage the proportion of First Homes to be delivered has not been proposed. In this assessment a range is tested.

8.52 A range of Affordable Housing requirements and tenure mixes have been tested.

Self-Build

Policy Area Policy Objective • On major development sites, we would encourage 10% of Self-Build dwellings to be made available for self-build developers, where there is an identified need on the Self-Build Register.

8.53 This policy has been tested.

Water efficiency

Policy Area Policy Objective Water efficiency • Encourage water efficient development.

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8.54 It is assumed that measures to reduce the use of water, in line with the enhanced building regulations, will be introduced. The costs are modest, likely to be less than £100/dwelling55.

8.55 The other policy areas are primarily enabling mechanisms, rather than policy requirements so not tested.

55 Table 26 – Water standards costs summary, ‘DCLG publication Housing Standards Review – Cost Impacts’ (EC Harris, September 2014).

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9. Modelling

9.1 In the previous chapters, the general assumptions to be inputted into the development appraisals are set out. In this chapter, the modelling is set out. It is stressed that this is a high-level study that is seeking to capture the generality rather than the specific. The purpose is to establish the cumulative impact of Shropshire Council’s policies on development viability.

9.2 The approach is to model a set of development sites that are broadly representative of the type of development that is likely to come forward under the new Local Plan. The Council has provided a long list of potential allocations which have formed the basis of the modelling. As set out in Chapter 3 above, in addition to modelling a range of representative sites, the Strategic Sites are to be considered individually.

Residential Development

9.3 In this assessment the modelling draws on two sources of information. The first are the assumptions used in the Shropshire Council SHLAA (29th November 2018):

For the purpose of this assessment, standard assumptions have been applied to calculate development potential. Specifically: • Residential capacity = 30 dwellings per hectare, except for the limited number of small sites of less than 0.2 hectares which are considered capable of delivering 5 or more dwellings or 500m2 floorspace of economic development. • Employment capacity = 40% of the total site area.

9.4 It is understood that that the 30units/ha is generally applied on a gross area basis as the SHLAA does not use a net/gross assumption so the following are used, however it is necessary to recognise that the developed area rarely covers the whole site. Allowance has to be made for opens space and the provision of infrastructure such as SUDS. Specifically the long list of potential allocations is analysed and used as a basis for the modelling. The full list is included in Appendix 12.

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Table 9.1 Analysis of Potential Allocations by Area (Based on sites within the Preferred Sites Consultation, Excluding Strategic Sites)

Source: SC January 2020

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Table 9.2 Analysis of Potential Allocations by Land Use (Excluding Strategic Sites) TO BE ADDED FOLLOWING CONSULTATION Source: SC January 2020

Table 9.4 Analysis of Potential Allocations by Size (Excluding Strategic Sites) TO BE ADDED FOLLOWING CONSULTATION Source: SC January 2020

9.5 Brownfield/Urban sites have been modelled at a higher density than greenfield sites.

9.6 The following Strategic sites are modelled. These sites will be added in due course, Shropshire Council will then specifically engage with the site promoters.

Table 9.4 Strategic Sites - Residential

Settlement Reference Gross site Proposed Employment size (ha) Dwellings Area (ha) TO BE ADDED FOLLOWING CONSULTATION Source: Shropshire Council (February 2020)

9.7 To inform the modelling, the characteristics of the planned development is considered in terms of location, size and suggested use, representative of sites in the Shropshire Council area.

Development assumptions

9.8 In arriving at appropriate assumptions for residential development on each site, the built forms used in the appraisals are appropriate to current development practices. In addition, the policy requirements, as set out in Chapter 7 above, in terms of density, mix and open space, are reflected in the modelling.

9.9 A set of typologies has been developed that responds to the variety of development situations and densities typical in the area, and this is used to inform development assumptions for sites. This approach enables us to form a view about floorspace density to be accommodated on the site, based on the amount of development, measured in net floorspace per hectare. This is a key variable because the amount of floorspace which can be accommodated on a site relates directly to the Residual Value, and is an amount which developers will normally seek to maximise (within the constraints set by the market).

9.10 A typical current estate housing built form would provide development at between 3,000m2/ha to 3,550m2/ha on a substantial site, or sensibly shaped smaller site. A representative housing density might be 30/net ha to 35/net ha. This has become a common development format. It provides for a majority of houses but with a small element of flats, in a mixture of two storey and two and a half to three storey form, with some rectangular emphasis to the layout.

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9.11 Some schemes have an appreciably higher density development providing largely or wholly apartments, in blocks of three storeys or higher, with development densities of 6,900m2/ha and dwelling densities of 100units/ha upwards; and other schemes are of lower density, on the edge of built up areas.

9.12 The main characteristics of the modelled sites are set out in the tables below. A proportion of the housing to come forward over the plan-period will be on smaller sites, therefore several smaller sites have been included.

9.13 Allowance is made for circulation space within flatted schemes.

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Table 9.5 Summary of Typologies

Green 250 Units 150 Large greenfield site. As per mix policy and HNA - mix of family housing. POS based 410 residents. Area 6.32 67.83% net (4.29ha). Gross density 23.74/ha. 1 Units/ha 35.00 Green 120 Units 120 Large greenfield site. As per mix policy and HNA - mix of family housing. POS based 327 residents. Area 5.05 67.89% net (3.43ha). Gross density 23.76/ha. 2 Units/ha 35.00 Green 80 Units 80 Greenfield site. As per mix policy and HNA - mix of family housing. POS based 221 residents. 67.60% Area 3.38 net (2.29ha). Gross density 23.66/ha. 3 Units/ha 35.00 Green 60 Units 60 Greenfield site. As per mix policy and HNA - mix of family housing. POS based 167 residents. 67.43% Area 2.54 net (1.71ha). Gross density 23.60/ha. 4 Units/ha 35.00 Green 30 Units 30 Greenfield site. As per mix policy and HNA - mix of family housing. POS based 80 residents. 68.36% Area 1.25 net (0.86ha). Gross density 23.93/ha. 5 Units/ha 35.00 Green 20 Units 20 Greenfield site. As per mix policy and HNA - mix of family housing. POS based 54 residents. 68.10% Area 0.84 net (0.57ha). Gross density 23.83/ha. 6 Units/ha 35.00 Green 12 Units 12 Greenfield site. As per mix policy and HNA - mix of family housing. POS based 34 residents. 67.04% Area 0.51 net (0.34ha). Gross density 23.46/ha. 7 Units/ha 35.00

Green 9 Units 9 Area 0.30 8 Units/ha 30.00 Green 6 Units 6 Greenfield. 100% net developable. Area 0.20 9 Units/ha 30.00 Green 3 Units 3 Greenfield. 100% net developable. No Affordable. Area 0.10 10 Units/ha 30.00 Green Plot Units 1 Greenfield. 100% net developable. No Affordable. Area 0.03 11 Units/ha 30.00 Urban 300 Units 300 Brownfield site. As per mix policy and HNA - mix of family housing. POS of 4.08ha (based on 823 Area 7.50 residents) provided off site. 100% bet developable. 12 Units/ha 40.00

123 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Urban 100 Units 100 Brownfield site. As per mix policy and HNA - mix of family housing. POS of 1.37ha (based on 276 Area 2.50 residents) provided off site. 100% bet developable. 13 Units/ha 40.00 Urban 60 Units 60 Brownfield site. As per mix policy and HNA - mix of family housing. POS of 0.82ha (based on 166 Area 1.33 residents) provided off site. 100% bet developable. 14 Units/ha 45.00 Urban 25 HD Units 25 Brownfield site. Higher density flatted scheme. POS of 0.24ha (based on 49 residents) provided off Area 0.42 site. 100% bet developable. 15 Units/ha 60.00 Urban 25 Units 25 Brownfield site. As per mix policy and HNA - mix of family housing. POS of 0.33ha (based on 67 Area 0.56 residents) provided off site. 100% bet developable. 16 Units/ha 45.00 Urban 16 HD Units 16 Brownfield site. Higher density flatted scheme. POS of 0.13ha (based on 26 residents) provided off Area 0.27 site. 100% bet developable. 17 Units/ha 60.00 Urban 16 Units 16 Brownfield site. OS of 0.22ha (based on 44 residents) provided off site. 100% bet developable. Area 0.36 18 Units/ha 45.00 Urban 8 HD Units 8 Brownfield, higher density flatted scheme. 100% net developable. No Affordable. Area 0.13 19 Units/ha 60.00 Urban 8 Units 8 Brownfield. 100% net developable. No Affordable. Area 0.18 20 Units/ha 45.00 Urban 5 Units 5 Brownfield. 100% net developable. No Affordable. Area 0.11 21 Units/ha 45.00 Urban 3 Units 3 Brownfield. 100% net developable. No Affordable. Area 0.07 22 Units/ha 45.00 Urban Plot Units 1 Brownfield. 100% net developable. No Affordable. Area 0.02 23 Units/ha 45.00 PRS 25 Units 25 Flatted scheme as Built to Rent. 20% affordable. 100% net developable. Area 0.42 24 Units/ha 60.00 PRS 60 Units 60 Flatted scheme as Built to Rent. 20% affordable. 100% net developable. Area 1.00

124 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

25 Units/ha 60.00 Source: HDH (February 2020)

9.14 The modelling is further summarised below.

Table 9.6 Summary of Typologies – Areas and Densities (Updated)

3,551

3,511

6,075

4,905

3,915

4,320

3,450

4,517

3,401

4,343

3,638

4,398

3,908

3,889

4,050

3,490

2,935

2,930

3,602

3,407

3,446

3,502

3,491

3,452

3,460

m2/ha

Density

Net

60.00

45.00

60.00

45.00

60.00

45.00

60.00

45.00

40.00

30.00

35.00

60.00

45.00

60.00

45.00

60.00

45.00

60.00

45.00

40.00

30.00

23.46

23.83

23.93

23.60

23.66

23.76

23.74

Gross

Density Units/ha

Net

1.00

0.42

0.02

0.07

0.11

0.18

0.13

0.36

0.27

0.56

0.42

1.33

2.50

7.50

0.03

0.10

0.20

0.30

0.34

0.57

0.86

1.71

2.29

3.43

4.29

Area Ha Area

1.00

0.42

0.02

0.07

0.11

0.18

0.13

0.36

0.27

0.56

0.42

1.33

2.50

7.50

0.03

0.10

0.20

0.30

0.51

0.84

1.25

2.54

3.38

5.05

6.32

Gross

100

300

120

150

Units

PDL

Paddock

Agricultural

Current Use Current

Brown

Green

PRS 60 PRS

PRS 25 PRS

Urban Plot Urban

Urban 3 Urban

Urban 5 Urban

Urban 8 Urban

Urban 8 HD 8 Urban

Urban 16 Urban

Urban 16 HD 16 Urban

Urban 25 Urban

Urban 25 HD 25 Urban

Urban 60 Urban

Urban 100 Urban

Urban 300 Urban

Green PlotGreen

Green 3 Green

Green 6 Green

Green 9 Green

Green 12 Green

Green 20 Green

Green 30 Green

Green 60 Green

Green 80 Green

Green 120 Green

Green 250 Green

2 1

Source: HDH (February 2020)

9.15 The strategic sites will be similarly summarised.

125 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 9.7 Summary of Strategic Sites

Units Area 1 Units/ha Source: HDH (February 2020)

9.16 The modelling is further summarised below.

Table 9.8 Summary of Strategic Sites – Areas and Densities (Updated)

TO BE ADDED IN DUE COURSE Source: HDH (February 2020)

9.17 It is important to note that some of the above typologies could have significant amounts of existing floor space. This has a very significant impact on the amount of CIL to be paid (CIL only applies to net new development, unless the existing floorspace has not recently been in lawful use) or the level of Affordable Housing (through Vacant Building Credit). The rules in this regard are complex and depend of the extent of the existing use of the building. Very few developments will be eligible to pay no CIL and make no Affordable Housing contribution.

Older People’s Housing

9.18 A private Sheltered/retirement and an Extracare scheme have been modelled, each on a 0.5ha site as follows.

a. A private Sheltered/retirement scheme of 30 x 1 bed units of 50m2 and 30 x 2 bed units of 75m2 to give a net saleable area (GIA) of 3,750m2. We have assumed a further 20% non-saleable service and common areas to give a scheme GIA of 4,500m2. b. An Extracare scheme of 36 x 1 bed units of 65m2 and 24 x 2 bed units of 80m2 to give a net saleable area (GIA) of 4,260m2. We have assumed a further 30% non-saleable service and common areas to give a scheme GIA of 5,538m2.

Employment Uses

9.19 The Council is planning to allocate Strategic Employment Sites. These sites will be added in due course.

Table 9.9 Strategic Sites – Employment

Settlement Reference Gross site Proposed Employment size (ha) Dwellings Area (ha)

Source: Shropshire Council (February 2020)

9.20 These sites will not be modelled individually, rather the type of development that they are most likely to deliver is modelled.

126 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

9.21 In line with the CIL Regulations, we have only assessed developments of over 100m2. There are other types of development (such as petrol filling stations and garden centres etc). We have not included these in this high-level study due to the great diversity of project that may arise.

9.22 For this study, we have assessed a number of development types. We have based our modelling on the following development types:

a. Offices. These are more than 250m2, will be of steel frame construction, be over several floors and will be located on larger business parks. Typical larger units in the SC area are around 2,000m2 – we will use this as the basis of our modelling. We have made assumptions about the site coverage and density of development on the sites. We have assumed 80% coverage on the office sites in the urban situation and 25% elsewhere. We have assumed two storey construction in the business park situation, and six-storey construction in the urban situation. b. Large Industrial. Modern industrial units of over 4,000m2. There is little new space being constructed. This is used as the basis of the modelling. We have assumed 40% coverage which is based on the single storey construction. c. Small Industrial. Modern industrial units of 400m2. We have assumed 40% coverage which is based on the single storey construction. 9.23 We have not looked at the plethora of other types of commercial and employment development beyond office and industrial/storage uses in this study.

Retail

9.24 For this study, we have assessed the following types of space. It is important to remember that this assessment is looking at the ability of new projects to bear an element of CIL – it is only therefore necessary to look at the main types of development likely to come forward in the future.

a. Supermarkets Two typologies have been modelled. First is a single storey retail unit development with a gross (i.e. GIA) area of 4,000m2. It is assumed to occupy a total site area of 1.33ha. The building is taken to be of steel construction. The development was modelled alternatively on greenfield and on previously developed sites. Second is based on a smaller supermarket, typical of the units that may be developed by operators such as Aldi and Lidl. A 1,200m2 unit on a 0.4ha site (40% coverage) to allow for car parking is assumed. b. Retail Warehouse is a single storey retail unit development with a gross (i.e. GIA) area of 4,000m2. It is assumed to occupy a total site area of 0.8ha. The building is taken to be of steel construction. The development was modelled alternatively on greenfield and on previously developed sites.

127 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

The trend in recent years has been to smaller units with units of 500m2 to 600m2 common in new retail parks. An alternative as also been modelled with 8 such units as a single scheme. c. Shop is a brick-built development on two storeys, of 200m2. No car parking or loading space is allowed for, and the total site area (effectively the building footprint) is 0.025ha.

9.25 In developing these typologies, we have made assumptions about the site coverage and density of development on the sites. We have assumed simple, single storey construction and have assumed that there are no mezzanine floors.

Hotels and Leisure

9.26 The leisure industry is very diverse and ranges from conventional hotels and roadside budget hotels, to cinemas, theatres, historic attractions, equestrian centres, stables and ménages. We have reviewed this sector and there is very little activity in this sector at the moment, either at the planning stage or the construction stage. This is an indication that development in this sector is at the margins of viability at the moment. Having considered this further we have assessed a modern hotel on a town edge site (both Travelodge and Premier Inn are seeking sites in the area).

9.27 We have assumed that this is a 60 bedroom product (60 x 19m2 + 30% circulation space = 1,755m2) with ample car parking on a 0.4 ha (1 acre) site.

128 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

10. Residential Appraisals

10.1 At the start of this chapter it is important to stress that the results of the appraisals do not, in themselves, determine policy. The results of this study are one of a number of factors that Shropshire Council will consider, including the need for infrastructure and the track record in delivering Affordable Housing and collecting payments under s106.

10.2 The appraisals use the residual valuation approach – they assess the value of a site after taking into account the costs of development, the likely income from sales and/or rents and a developers’ return. The Residual Value represents the maximum bid for the site where the payment is made in a single tranche on the acquisition of a site. In order for the proposed development to be viable, it is necessary for this Residual Value to exceed the EUV by a satisfactory margin, being the Benchmark Land Value (BLV).

10.3 Several sets of appraisals have been run based on the assumptions provided in the previous chapters of this report, including the Affordable Housing requirement and developer contributions. Development appraisals are sensitive to changes in price, so appraisals have been run with various changes in the cost of construction and an increase and decrease in prices.

10.4 The results are set out and presented for each site and per gross hectare to allow comparison between sites. In the tables in this chapter, the results are colour coded using a traffic light system:

a. Green Viable – where the Residual Value per hectare exceeds the BLV per hectare (being the EUV plus the appropriate uplift to provide a landowners’ premium). b. Amber Marginal – where the Residual Value per hectare exceeds the EUV but not the BLV per hectare. These sites should not be considered as viable when measured against the test set out – however, depending on the nature of the site and the owner, they may come forward. c. Red Non-viable – where the Residual Value does not exceed the EUV.

10.5 It is important to note that a report of this type applies simple, high level, assumptions that are broadly reflective of an area to make an assessment of viability. The fact that a site is shown as viable does not necessarily mean that it will come forward or vice versa. An important part of any final consideration of viability will be relating the results of this study to what is actually happening on the ground in terms of development.

Base Appraisals – full policy requirements

10.6 These appraisals are based on the following assumptions. These base appraisals have been based on 20% Affordable Housing.

a. Affordable Housing 20% on sites of 10 units and larger (6 units and larger in rural areas) as 70% Affordable Rent, 30% Intermediate.

129 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

b. Design NDSS. 100% Accessible and Adaptable Category 2, 10% Accessible and Adaptable Category 3 Water efficiency / Car Charging Points Towards zero carbon – Option 2 c. Developer Contributions s106 - £5,000/unit56.

CIL at prevailing rate.

10.7 In this pre-consultation iteration, the results are presented for higher price area only. Further sensitivity testing will then be undertaken.

10.8 The base appraisals are included in Appendix 13.

56 This assumes on site provision of open space and excludes on and off site affordable housing provision).

130 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 10.1 Residential Development, – Residual Values

20% Affordable (70% Affordable Rent / 30% Intermediate), CIL £119/m2, s106 £5,000/unit

Site

62,259

-58,923

-90,077

-84,915

-61,068

282,408

422,261

724,818

313,289

207,410

278,320

484,872

200,744

166,515

287,723

564,442

754,113

-835,202

-216,149

-361,552

-907,712

2,539,413

1,176,320

5,129,403

-1,972,066

Net Net ha

125,315

338,588

585,505

291,401

335,677

329,258

329,924

343,093

-764,233

-343,506

-607,918

-650,793

-680,784

2,118,058

1,583,479

1,739,564

1,867,775

2,074,098

1,391,600

1,616,239

1,196,861

-1,972,066

-2,004,484

-2,651,548

-1,351,150

Residual Value (£) Residual

125,315

338,588

392,517

198,430

229,484

222,023

223,016

232,942

811,808

-764,233

-343,506

-607,918

-650,793

-680,784

Gross ha

2,118,058

1,583,479

1,739,564

1,867,775

2,074,098

1,391,600

1,616,239

-1,972,066

-2,004,484

-2,651,548

-1,351,150

100

300

120

150

Units

Net

1.00

0.42

0.02

0.07

0.11

0.18

0.13

0.36

0.27

0.56

0.42

1.33

2.50

7.50

0.03

0.10

0.20

0.30

0.34

0.57

0.86

1.71

2.29

3.43

4.29

Area (ha) Area

1.00

0.42

0.02

0.07

0.11

0.18

0.13

0.36

0.27

0.56

0.42

1.33

2.50

7.50

0.03

0.10

0.20

0.30

0.51

0.84

1.25

2.54

3.38

5.05

6.32

Gross

PDL

Paddock

Agricultural

Brown

Green

Shrewsbury

PRS 60

PRS 25

Urban Plot Urban

Urban 3 Urban

Urban 5 Urban

Urban 8 Urban

Urban 8 HD Urban

Urban 16 Urban

Urban 16 HD 16 Urban

Urban 25 Urban

Urban 25 HD 25 Urban

Urban 60 Urban

Urban 100 Urban

Urban 300 Urban

Green Plot Green

Green 3 Green

Green 6 Green

Green 9 Green

Green 12 Green

Green 20 Green

Green 30 Green

Green 60 Green

Green 80 Green

Green 120 Green

Green 250 Green

Site 25

Site 24

Site 23

Site 22

Site 21

Site 20

Site 19

Site 18

Site 17

Site 16

Site 15

Site 14

Site 13

Site 12

Site 11

Site 10

Site 9

Site 8

Site 7

Site 6

Site 5

Site 4

Site 3 Site 2 Site 1 Source: HDH (February 2020)

131 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 10.2 Residential Development, – Residual Values 20% Affordable (70% Affordable Rent / 30% Intermediate), CIL, s106 £5,000/unit

Source: HDH (February 2020)

10.9 The results vary across the modelled sites, although this is largely due to the different assumptions around the nature of each typology. The additional costs associated with brownfield sites result in lower Residual Values.

10.10 The Residual Value is not an indication of viability by itself, simply being the maximum price a developer may bid for a parcel of land, and still make an adequate return.

10.11 In the following tables the Residual Value is compared with the BLV. The Benchmark Land Value being an amount over and above the Existing Use Value that is sufficient to provide the willing landowner with a premium and induce them to sell the land for development as set out in Chapter 6 above.

132 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 10.2 Residual Value v Benchmark Land Value 20% Affordable (70% Social Rent / 30% Intermediate), s106 £119/m2 £5,000/unit

EUV BLV Residual Value

Site 1 Green 250 Area A 25,000 325,000 811,808 Site 2 Green 120 Area A 25,000 325,000 232,942 Site 3 Green 80 Area A 25,000 325,000 223,016 Site 4 Green 60 Area A 25,000 325,000 222,023 Site 5 Green 30 Area A 25,000 325,000 229,484 Site 6 Green 20 Area A 50,000 350,000 198,430 Site 7 Green 12 Area A 50,000 350,000 392,517 Site 8 Green 9 Area A 50,000 350,000 1,616,239 Site 9 Green 6 Area A 50,000 350,000 1,391,600 Site 10 Green 3 Area A 50,000 350,000 2,074,098 Site 11 Green Plot Area A 50,000 350,000 1,867,775 Site 12 Urban 300 Area A 500,000 600,000 338,588 Site 13 Urban 100 Area A 500,000 600,000 125,315 Site 14 Urban 60 Area A 500,000 600,000 -680,784 Site 15 Urban 25 HD Area A 500,000 600,000 1,739,564 Site 16 Urban 25 Area A 500,000 600,000 -650,793 Site 17 Urban 16 HD Area A 500,000 600,000 1,583,479 Site 18 Urban 16 Area A 500,000 600,000 -607,918 Site 19 Urban 8 HD Area A 500,000 600,000 2,118,058 Site 20 Urban 8 Area A 500,000 600,000 -343,506 Site 21 Urban 5 Area A 500,000 600,000 -764,233 Site 22 Urban 3 Area A 500,000 600,000 -1,351,150 Site 23 Urban Plot Area A 500,000 600,000 -2,651,548 Site 24 PRS 25 Area A 500,000 600,000 -2,004,484 Site 25 PRS 60 Area A 500,000 600,000 -1,972,066 Source: HDH (February 2020)

133 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Table 10.2 Residual Value v Benchmark Land Value 20% Affordable (70% Social Rent / 30% Intermediate), s106 £5000/unit Existing Use Benchmark Residual Value Land Value Value

10.12 At the 20% Affordable Housing......

10.13 A range of further appraisals have been run to inform the development of planning policy.

Affordable Housing

10.14 The core purpose of this study is to consider an appropriate Affordable Housing target. In the following sections the total amount of Affordable Housing has been considered.

Overall Requirement

10.15 Following analysis sets out different levels of Affordable Housing. This analysis is based on the (current) preferred mix of 70% Affordable Rent / 30% Intermediate housing.

Table 10.3 Impact of Varied Affordable Housing 70% Affordable Rent / 30% Intermediate Housing

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.16 The results are significantly different between......

10.17

10.18 Paragraph 63 of the 2019 NPPF is relevant, saying:

10.19 Paragraph 23b-023-20190901of the PPG is relevant, saying:

134 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

In designated rural areas local planning authorities may instead choose to set their own lower threshold in plans and seek affordable housing contributions from developments above that threshold. Designated rural areas applies to rural areas described under section 157(1) of the Housing Act 1985, which includes National Parks and Areas of Outstanding Natural Beauty.

10.20 The smaller sites (in the 6 unit to 10 unit band) that are within the parishes in the ‘designated rural area’, ......

Affordable Tenure Mix

10.21 The analysis in the base appraisals (above) assumes that the Affordable Housing is provided as 70% Affordable Rent and 30% Intermediate Housing. As set out in Chapter 2 above, the 2019 NPPF sets out a requirement for low cost home ownership as part of the Affordable Housing mix:

10.22 We understand that the Council’s current position is that the priority need for Affordable Housing is for Affordable Rent and that its preferred mix, to meet the local housing need for Affordable Housing is 70% Affordable Rent and 30% Intermediate Housing.

10.23 When considering the Affordable Housing tenure sought it is necessary to consider the types of Affordable Housing that is attractive to the Housing Associations that will acquire and manage it in the future. It is understood that the majority of Affordable Housing for rent delivered in the District over the last few years has been as Affordable Rent.

10.24 In the following analysis, the effect of different tenures is tested.

Table 10.4 Impact of Varied Affordable Housing Varied Mix

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.25 This analysis shows ......

Developer Contributions

10.26 The above analysis considered the impact of Affordable Housing on development viability. The following analysis considers the ability to bear developer contributions. This assumes

57 Footnote 29 of the 2018 NPPF clarifies as ‘As part of the overall affordable housing contribution from the site’.

135 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

that there is no Affordable Housing provision and all the other requirements included in the above analysis is included.

Table 10.5 Varied Developer Contributions No Affordable Housing

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.27 The results indicate that....

Other Policy Requirements

10.28 . We have been asked to test the impact of higher building standards on development viability.

10.29 In the following tables we have set out the results of appraisals that are based on the base assumptions above, but with the additional costs of building to Option 1 and Option 2 as set out in the Government’s consultation on ‘The Future Homes Standard’. This is linked to achieving the ‘net zero’ greenhouse gas emissions by 2050. The Council is exploring the policy options in this regard. At this stage a policy has not been drafted but is likely to include provisions to encourage reduced energy usage.

10.30 The Council is investigating seeking additional standards around accessible and adaptable standards. The Council has not developed a policy in this regard as it will be informed by the new SHMA. As part of the study we have assessed what the impact would be of requiring:

• All new homes to be designed to be accessible and adaptable dwellings; • 10% of housing to be wheelchair adaptable dwellings. 10.31 It is important to note that the Council is not proposing this requirement at this stage.

Table 10.6 Standards

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.32 The above analysis shows that the additional costs on increased standards does have a detrimental impact on viability......

10.33 At 20% Affordable Housing there would be limited scope to introduce higher standards, beyond the Accessible and Adaptable Category 2 Standard.

10.34 The consultation on the Future Homes Standard is being carried out on the basis that any changes would be introduced from 2025, which is likely to be in a future plan period......

136 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Affordable Housing v Developer Contributions

10.35 As set out earlier, the core balance in a viability assessment is between the provision of Affordable Housing and the payment of developer contributions towards strategic infrastructure and mitigation measures that are required to make development acceptable. A further set of appraisals has been run with varied levels of developer contributions tested against varied Affordable Housing targets.

10.36 In this analysis it is assumed that all housing is built to the following standards ......

Table 10.7 Affordable Housing v Varied Developer Contributions

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.37 At the time of this assessment the Council has not completed the research behind the updated Infrastructure Delivery Plan (IDP) so do not know what levels of contribution will be sought from development in the future. In the base analysis it is assumed that the current typical contribution of about £######/unit will continue.

Suggested Affordable Housing Targets

10.38 In the sections above, the ability of development to bear a range of costs has been considered. How this information is brought together will be a matter for the Council – bearing in mind its own priorities.

10.39 The results are significantly different across the......

10.40

10.41 Several Strategic Sites have been identified and tested. There is no doubt that the delivery of any large site is challenging. Regardless of these results, it is recommended that that the Council engages with the owners in line with the advice set out in the Harman Guidance (page 23):

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

10.42 In this context we particularly highlight paragraph 10-006 of the PPG:

... It is the responsibility of site promoters to engage in plan making, take into account any costs including their own profit expectations and risks, and ensure that proposals for development are policy compliant. It is important for developers and other parties buying (or interested in buying) land to have regard to the total cumulative cost of all relevant policies when agreeing a price for the land. Under no circumstances will the price paid for land be a relevant justification for failing to accord with relevant policies in the plan.... PPG 10-006-20180724 10.43 ......

137 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Review of CILL

10.44 As set out at the start of this report, part of the scope of this study is to consider the rates of CIL.

10.45 Based ......

Commuted Sums

10.46 Shropshire Council’s preference is for Affordable Housing to be delivered on-site. This approach is in line with Paragraph 62 of the 2019 NPPF that says:

Where a need for affordable housing is identified, planning policies should specify the type of affordable housing required, and expect it to be met on-site unless: a) off-site provision or an appropriate financial contribution in lieu can be robustly justified; and b) the agreed approach contributes to the objective of creating mixed and balanced communities. Paragraph 62, 2019 NPPF

10.47 It is sensible for councils to set out guidance as to how a commuted sum would be calculated so as to provide transparency, and to avoid the undue delays that might arise during s106 negotiations if details of a payment had to be developed from first principles on each occasion. The analysis provides a basis on which it would be possible to formulate appropriate arrangements for calculating the commuted sum. Across the country different councils have taken different approaches, sometimes calculating contributions on a site-by-site basis, other times setting out a predetermined ‘commuted sum’.

Review of plan policy formulae

10.48 Some time ago we researched the nature of commuted sum formulations in then approved or emerging local planning policies. Whilst some relied on generalities, the vast majority which had developed a specific formula, had used one which derived from the Housing Corporation’s58 Total Cost Indicator (TCI) system. This system was designed to provide cost discipline, so as to ensure that Affordable Housing was procured by Registered Social Landlords on terms which produced value for money for the public subsidy, Social Housing Grant (SHG), which had been the normal funding basis through which it was provided.

10.49 Given that this was its purpose, the TCI was useful in providing a basis for calculating commuted sums. It was designed to provide cost guidance specifically related to each local

58 The Housing Corporation was the non-departmental public body that funded new affordable housing and regulated housing associations in England. It was abolished in 2008 with its responsibilities being split between the Homes and Communities Agency and the Tenant Services Authority. In January 2018 Homes and Communities Agency was replaced by Homes England and Regulator of Social Housing.

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council area; contained such guidance for each of a large number of different dwelling size bands; and was updated through indexing and readjustment each year, so remained current.

10.50 Unfortunately, the Housing Corporation replaced the TCI system with an approach which does not provide these benefits. This reflected, to some extent, the move towards a more targeted use of SHG and a greater reliance on developer subsidy. However, from the viewpoint of commuted sum formulation, the change is, in some respects, to be regretted.

Alternative approach

10.51 We have adopted an approach to the calculation of the developer contribution, utilising the site viability analysis. It is based upon the contribution that the developer would have made if an on-site affordable contribution were delivered.

10.52 The calculation works as follows:

a. Estimate the value of the site with 100% market housing. b. Estimate the Residual Value of the site with the target level (i.e. the 20%) of Affordable Housing.

10.53 The difference between (a) and (b) is the reduction in site value due to the Affordable Housing policy contribution. This analysis is only undertaken in the southern area, where the delivery of is viable.

10.54 This is set out in the following table:

Table 10.8 Affordable Housing Contribution: Calculations

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.55 Taking the appraisal for Typology 4 as an example, the Residual Value with no Affordable Housing, i.e. ## market dwellings, is £##. With the option of ##% Affordable Housing, the Residual Value falls to £##. The developer’s contribution is £## (£## - £##); divided by ## affordable dwellings (##% of ##), this gives a cost of £### per affordable dwelling.

10.56 The calculated contributions in the tables above vary, but the average is about £#####/unit.

Suggested guidance

10.57 Paragraph 62 of the 2018 NPPF is clear that off-site provision or financial contribution in lieu ‘can be robustly justified’. On this basis, the above calculations provide a sound basis for determining a commuted sum figure. There are two alternatives open to the Council. The first is to work to a published ‘standard commuted sum payment’. If Shropshire Council were to take this option, we would recommend a £###/unit payment per affordable unit not delivered on-site.

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10.58 SC is currently undertaking a Local Plan Review. This document will be long lived and is likely to be in place across several economic cycles. We would therefore recommend that the Council prepares separate guidance setting out the amount of the payment, and to allow a simple review should viability change.

10.59 Alternatively, the Council may prefer to calculate the commuted sum scheme-by-scheme as it does now. This has the advantage of being an up to date figure, but the disadvantage of a lack of clarity for developers. The methodology used is to assess the Open Market Value of the units that would be affordable units, and then deduct from that the amount that a housing association would pay for those units as affordable units – the difference being the commuted sum.

Impact of Change in Values and Costs

10.60 Whatever policies are adopted, the Plan should not be unduly sensitive to future changes in prices and costs. In this report, the analysis is based on the build costs produced by BCIS. As well as producing estimates of build costs, BCIS also produce various indices and forecasts to track and predict how build costs may change over time. The BCIS forecasts an increase in prices of 10.08% over the next 3 years59. We have tested a scenario with this increase in build costs.

10.61 As set out in Chapter 4, we are in a current period of uncertainty in the property market. It is not the purpose of this report to predict the future of the market. We have tested four price change scenarios, minus 10% and 5%, and plus 10% and 5% (though the September 2019 consultation it was suggested that a +5% / -5% change should be tested, we do not consider this to be sufficient.. In this analysis, we have assumed all other matters in the base appraisals remain unchanged. It is important to note that, in the following table, only the costs of construction and the value of the market housing are altered.

Table 10.9 Impact of Price and Cost Change

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

10.62 The analysis demonstrates that a relatively small increase in build costs will adversely impact on viability, although this is unlikely to be sufficient to impact on the deliverability of the Plan. Conversely a modest increase in value could have a significant impact in improving viability.

Review

10.63 The direction of the market, as set out in Chapter 4 above, is improving, and there is an improved sentiment that the economy and property markets are improving. There is however some level of uncertainty. Bearing in mind Shropshire Council’s wish to develop housing, and the requirements to fund infrastructure, it is recommended that the Council keeps viability

59 See Table 1.1 (Page 7) of in Quarterly Review of Building Prices

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under review; should the economics of development change significantly it should consider undertaking a limited review of the Plan to adjust the Affordable Housing requirements or levels of developer contribution.

10.64 In this regard it is timely to highlight paragraph 10-009-20180724 of the PPG.

How should viability be reviewed during the lifetime of a project? Plans should set out circumstances where review mechanisms may be appropriate, as well as clear process and terms of engagement regarding how and when viability will be reassessed over the lifetime of the development to ensure policy compliance and optimal public benefits through economic cycles. Where contributions are reduced below the requirements set out in policies to provide flexibility in the early stages of a development, there should be a clear agreement of how policy compliance can be achieved over time. As the potential risk to developers is already accounted for in the assumptions for developer return in viability assessment, realisation of risk does not in itself necessitate further viability assessment or trigger a review mechanism. Review mechanisms are not a tool to protect a return to the developer, but to strengthen local authorities’ ability to seek compliance with relevant policies over the lifetime of the project. PPG 10-009-20180724

10.65 It is recommended that, in sites where the policy requirements are flexed, the Council includes review mechanisms.

Older People’s Housing

10.66 As well as mainstream housing, we have considered the Sheltered and Extracare sectors separately. Appraisals were run for a range of Affordable Housing requirements. The results of these are summarised as follows. In each case allowance has been made for a s106 developer contribution of £5,000/unit. This assumes on site provision of open space and excludes on and off site affordable housing provision. The full appraisals are set out in Appendix 14 below:

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Table 10.11 Older People’s Housing (Sheltered), Appraisal Results (£/ha) TO BE ADDED FOLLOWING CONSULTATION

Affordable % EUV BLV Residual Value Site 2 Green 0% Site 3 Green 5% Site 4 Green 10% Site 5 Green 15% Site 6 Green 20% Site 7 Green 25% Site 8 Green 30% Site 14 Brown 0% Site 15 Brown 5% Site 16 Brown 10% Site 17 Brown 15% Site 18 Brown 20% Site 19 Brown 25% Site 20 Brown 30% Source: HDH (December 2019)

Table 10.12 Older People’s Housing (Extracare), Appraisal Results (£/ha) TO BE ADDED FOLLOWING CONSULTATION

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11. Non-Residential Appraisals

11.1 Based on the assumptions set out previously, we have run a set of development financial appraisals for the non-residential development types.

11.2 As with the residential appraisals, we have used the Residual Valuation approach. We have run appraisals to assess the value of a site after taking into account the costs of development, the likely income from sales and/or rents, and an appropriate amount of developers’ profit. The payment would represent the sum paid in a single tranche on the acquisition of a site. In order for the proposed development to be described as viable, it is necessary for this value to exceed the value from an alternative use. To assess viability, we have used the same methodology with regard to the Benchmark Land Value (EUV ‘plus’).

11.3 It is important to note that a report of this type applies relatively simple assumptions that are broadly reflective of an area to make an assessment of viability. The fact that a site is shown as viable does not necessarily mean that it will come forward and vice versa. An important part of any final consideration of viability will be relating the results of this study to what is actually happening on the ground in terms of development, and what planning applications are being determined – and on what basis.

11.4 The full appraisals are set in Appendix 15 below.

Table 11.1 Employment

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

11.5 To a large extent the above results are reflective of the current market in ......

11.6

Table 11.2 Retail and Hotels

TO BE ADDED FOLLOWING CONSULTATION Source: HDH (December 2019)

11.7 The larger......

11.8 The analysis included hotel use. This is shown to be......

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12. Findings and Recommendations

12.1 This chapter provides a non-technical summary of the overall assessment that can be read on a standalone basis. Having said this, a viability assessment of this type is, by its very nature, a technical document that is prepared to address the very specific requirements of national planning policy. As this is a summary chapter, some of the content of earlier chapters is repeated.

12.2 This Viability Assessment sets out the methodology used, the key assumptions adopted, and the results. It has been prepared to assist the Council with the assessment of the viability of the emerging Local Plan. The 2019 National Planning Policy Framework (2019 NPPF), the updated Planning Practice Guidance (PPG) and the Harman Viability Guidance require stakeholder engagement – particularly with members of the development industry. Consultation has taken place and, whilst there was not universal agreement, a broad consensus was achieved.

TO BE ADDED FOLLOWING CONSULTATION

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Appendix 1 – Project Specification

Shropshire Council Viability and Deliverability Assessment: Project Tender Brief

1. Introduction 1.1. The purpose of the commission is to inform: • The ongoing Local Plan Review; • The application of appropriate Affordable Housing policy and contribution rates; and • Following the completion of the Local Plan Review, the preparation of an updated Community Infrastructure Levy (CIL) Charging Schedule. 1.2. The assessment should ensure that the draft Local Plan is viable and deliverable. Specifically, it should ensure that: • The draft Local Plan vision, objectives, policies and proposals (individually and cumulatively) are viable and the plan is deliverable. • The scale and distribution of development identified in the plan is viable and deliverable within the draft Local Plan period, informed by an assessment of market capacity. • The sites/types of sites identified in the plan are viable within the plan period (individually and cumulatively) and determine whether there is potential for further developer contributions to infrastructure (other than that necessary to make the development suitable in planning terms); and/or further contributions to the provision of affordable housing. 1.3. The assessment methodology should conform with the National Planning Policy Framework (NPPF) requirements for viability assessment and the best practice guidance provided within the National Planning Practice Guidance (NPPG) on how to undertake a viability assessment for both planning purposes and Community Infrastructure Levy (CIL) purposes. The assessment methodology should also be informed by any other relevant guidance and best practice. 1.4. The resultant assessment should be clear, transparent and informed by appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers. Where appropriate, experience should be drawn from and reference made to comparable case studies.

2. Purpose of the Viability and Deliverability Assessment 2.1. The purpose of the commission is to inform: • The ongoing Local Plan Review; • The application of appropriate Affordable Housing policy and contribution rates; and • Following the completion of the Local Plan Review, the preparation of an updated Community Infrastructure Levy (CIL) Charging Schedule.

3. Work required 3.1. Primarily, the work will involve: • Development of an appropriate methodology for the assessment. • Determination of the inputs to the viability assessment (excluding those arising from draft planning policies and site-specific infrastructure requirements). This process should be informed by appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers in order to establish appropriate standardised inputs to the viability assessment. These inputs include: o Gross development value (GDV). o Costs (excluding those arising from planning policies and site-specific infrastructure requirements). o Land value. o Landowner premium. o Developer return. • Determination of the costs arising from draft planning policies and standard site/site-specific infrastructure requirements. This process should also be informed by appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers.

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• Assessment of the draft Local Plan vision, objectives, policies and proposals (individually and cumulatively) to ensure they are viable, and the plan is deliverable. This should also encompass the viability of any proposed changes to developer contributions following the review of sites/types of sites. • Assessment of the scale and distribution of development identified in the plan to ensure that proposals are viable and deliverable within the Plan period, including an assessment of market capacity. • Recommendations on the ratio of median earnings to median house prices that are considered affordable. • Assessment of the sites/types of sites identified in the plan to ensure they are viable within the Plan period (individually and cumulatively). • Preparation of the evidence base document to support the soundness of Shropshire’s planning framework. • Provision of technical support at the Local Plan Review Examinations in Public (EiP), as required. • Provision of technical support at a subsequent CIL EiP.

4. Undertaking the Assessment 4.1. The key stages of assessment can be summarised as follows:

Stage 1 – assessment methodology 4.2. The first stage involves the development and finalisation of the methodology for undertaking the Viability and Deliverability Assessment. 4.3. The assessment methodology should conform with the National Planning Policy Framework (NPPF) requirements for viability assessment and the best practice guidance provided within the National Planning Practice Guidance (NPPG) on how to undertake a viability assessment for both planning purposes and Community Infrastructure Levy (CIL) purposes. The assessment methodology should also be informed by any other relevant guidance and best practice. 4.4. The outputs from Stage 1 include: • A robust assessment methodology. • A component of the report should summarise this methodology in a clear and transparent way.

Stage 2 – determining inputs and stakeholder engagement 4.5. The NPPG on viability stipulates that the key principles for carrying out viability assessment includes “looking at the key elements of gross development value, costs, land value, landowner premium, and developer return”. 4.6. It also stipulates that “any viability assessment should be supported by appropriate available evidence informed by engagement with developers, landowners, and infrastructure and affordable housing providers and “follow the government’s recommended approach to assessing viability as set out in this National Planning Guidance and be proportionate, simple, transparent and publicly available”. 4.7. As such, the second stage of the Viability and Deliverability Assessment involves consideration of these ‘key elements’, and determination of appropriate ‘standardised costs and values’ to input into the assessment. These costs and values should reflect the diverse scope and geography of assessment and should be informed by appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers. 4.8. Work is currently ongoing to prepare the draft policies and finalise preferred site allocations for inclusion within the draft Local Plan. The intention is that these draft policies and preferred sites will be finalised towards the end of 2019. To allow work to progress on the Viability and Deliverability Assessment whilst these draft policies and preferred site allocations are finalised, stage 2 of the exercise should be divided into two components. 4.9. Specifically: • Component 1: should address all inputs excluding those arising from draft planning policies and site-specific infrastructure requirements, including: o Gross development value (GDV). o Costs (excluding those arising from planning policies and site-specific infrastructure requirements).

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o Land value. o Landowner premium. o Developer return. • Component 2: should address inputs arising from draft planning policies and site-specific infrastructure requirements.

4.10. The outputs from Stage 2 include: • Attendance at the Council’s Developer and Agent Forums to inform/verify assumptions within each of the components of this element of the assessment. • Robust assumptions on the key elements of gross development value, costs (excluding those arising from planning policies and site-specific infrastructure requirements), land value, landowner premium, and developer return, to input into the wider assessment. • Robust assumptions on the costs arising from planning policies and site-specific infrastructure requirements, to input into the wider assessment. • A component of the report should summarise the assumptions utilised and how stakeholder involvement has informed them, in a clear and transparent way.

Stage 3 – viability and deliverability of vision, objectives, policies and proposals 4.11. The NPPF stipulates that “plans should set out the contributions expected from development. This should include setting out the levels and types of affordable housing provision required, along with other infrastructure (such as that needed for education, health, transport, flood and water management, green and digital infrastructure). Such policies should not undermine the deliverability of the plan”. 4.12. Reflecting this requirement, the third stage of the assessment involves a review of the costs resulting from the vision, objectives, policies and proposals of the draft Local Plan, alongside other relevant local and national policy, to ensure they do not undermine deliverability of the plan. 4.13. This will be directly informed by stages 1 and 2 of the assessment and will in turn directly inform latter stages of the assessment. 4.14. The outputs from Stage 3 include: • Conclusions on the viability and deliverability of the draft Local Plan. • A component of the report should summarise this assessment and the conclusions reached in a clear and transparent way.

Stage 4 - viability and deliverability of the scale and distribution of development 4.15. The fourth stage of the assessment focuses on market capacity, to ensure that the scale and distribution of development proposed within the draft Local Plan is viable and deliverable within the Local Plan Review period. 4.16. Whilst Shropshire is considered to represent a single and self-contained housing market area (HMA), recognising that variation exists within the HMA, the following geographies are suggested for this exercise: • Settlement specific assessments for each of the proposed Strategic, Principal and Key Centres of: o Strategic Centre: Shrewsbury. o Principal Centres: Bridgnorth, Ludlow, Market Drayton, Oswestry and Whitchurch. o Key Centres: Albrighton, Bishop’s Castle, Broseley, Church Stretton, Cleobury Mortimer, Craven Arms, Ellesmere, Highley, Much Wenlock, Shifnal and Wem. • Assessment of the rural area, using three catchments – north, central and south. 4.17. It should be noted that the assessment undertaken for each of these geographies should recognise and consider any interaction with areas beyond the immediate geography, including were appropriate beyond the Local Authority boundary. 4.18. The outputs from Stage 4 include: • Information on the capacity of the market over agreed assessment geographies. • Summary of the viability and deliverability of the scale and distribution of development proposed. • A component of the report should summarise this assessment and the conclusions reached in a clear and transparent way.

Stage 5 - Shropshire-wide viability and deliverability assessment

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4.19. The fifth stage of the assessment involves consideration of the viability of potential development sites, using a site typology. Specifically, a series of factors will be used to group potential development sites into categories which will then be used to assess their viability. 4.20. The factors to be used to categorise potential development sites will include: • Location; • Existing use and context of the site, • Development proposed; • Scale of development; • Scale of units proposed; and • Method of disposal.

Location: 4.21. The assessment should consider development viability by the following geographies: • Proposed Strategic, Principal and Key Centres of: o Strategic Centre: Shrewsbury. o Principal Centres: Bridgnorth, Ludlow, Market Drayton, Oswestry and Whitchurch. o Key Centres: Albrighton, Bishop’s Castle, Broseley, Church Stretton, Cleobury Mortimer, Craven Arms, Ellesmere, Highley, Much Wenlock, Shifnal and Wem. • The rural area, as three catchments – north, central and south

Please note: This should include a recognition of the distinction between designated rural areas where a lower affordable housing threshold can be applied and non-designated rural areas.

As part of this assessment recommendations should also be provided on the ratio of median earnings to median house prices that are considered affordable for each of the relevant geographies.

Existing use and context: 4.22. The assessment should reflect existing uses and the sites context. Existing use/context groupings should be agreed with Shropshire Council before undertaking the assessment and be defined using the following characteristics: • Whether the site is greenfield or brownfield. • Current land use(s). • Site context (whether it is within an existing settlement, adjacent to the existing settlements development boundary or detached from the existing settlements development boundary).

Development proposed: 4.23. The assessment should consider the viability of development by proposed use. Proposed uses should be linked to the Use Class Order.

Scale of development: 4.24. Where relevant, identified use classes should also consider viability and deliverability by different scales of development. For instance: • Classes C2/C3/Sui Generis: Residential Institutions60; C3: Residential Dwellings; and C4: Houses in Multiple Occupation: o 0-1 units (reflecting the implications of self-build development and associated relief); o 2-5 units (reflecting implications of affordable housing contribution threshold in areas designated as ‘rural’);

60Distinction may be required between different forms of Residential Institution, for example traditional care homes and extra-care accommodation. The term ‘extra care accommodation’ can be applied to a range of accommodation types intended to meet the needs of those who need assistance (primarily but not necessarily the elderly). These include ‘assisted living’, ‘extra’; ‘very sheltered housing’; ‘close care’; ‘continuing care retirement communities (more than 50 units) and ‘retirement villages’. The use-class description of this accommodation can vary significantly and is not necessarily a reflection of accommodation provided.

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o 6-9 units (reflecting implications of affordable housing contribution threshold outside of areas designated as ‘rural’); o 10-50 units; o 51-100; and o 101+

Scale of units: 4.25. Where relevant, identified use classes should also consider viability and deliverability by different scales of units (Gross Internal Area). For instance: • For Use Class C3: Residential Dwellings: o Dwellings up to 106m2 (reflecting the minimum Gross Internal Area for a 4 bedroom, 6 person, 2 storey dwelling identified within the MHCLG Technical housing standards – nationally described space standard (2015)). o Dwellings between 107m2 and 250m2. o Dwellings of 251m2 or more. • For A1: Retail: o 0-1,000m2 (this category incorporates the average size for a convenience store (450m2)); o 1,001m2+ (this category incorporates most supermarket style convenience stores (1,500m2 and above)).

Method of disposal (only applies to residential development): 4.26. The assessment should reflect that the economics of build to rent schemes differ from build for sale, as they depend on long term income streams. 4.27. Shropshire Council is seeking an indication of any variations in viability across residential development based on the floorspace / number of bedrooms per dwelling, whether the units are self-build or not; and whether the units are for sale or represent a purpose build rental scheme, to determine whether there is differing viability, dependent on these factors.

Assessment methodology 4.28. When assessing the viability of site typologies, account should be taken of: • All relevant policies (local and national - individually and cumulatively). • Local and national standards. • Design requirements. • Site-specific considerations (including on/off site infrastructure provision (or equivalent commuted sums) necessary to make the development suitable in planning terms). • Other currently applied developer contributions. 4.29. A range of representative sample sites should be utilised to inform this work.

Assessment Structure 4.30. This stage of assessment should be comprehensive but proportional. Therefore, it should be undertaken in three components. 4.31. Component 1: will involve an initial consideration undertaken across all development site typologies. This stage should indicate the ability of each to comply with relevant policies (local and national - individually and cumulatively); design requirements; local and national standards; site specific considerations (including on/off site infrastructure provision (or equivalent commuted sums), necessary to make the development suitable in planning terms); and other currently applied developer contributions. Reference should be made to comparable case studies where possible. 4.32. If there are forms of development that are either not viable or only marginally viable, recommendations should be made as to how viability could be improved whilst maintaining quality of development. 4.33. Component 2: will involve provision of recommendations on the ratio of median earnings to median house prices that are considered affordable for each of the relevant geographies within the assessment. 4.34. Component 3: will involve a more detailed focus on those development site typologies with sufficient viability (headroom) to provide further developer contributions to infrastructure (other than that necessary to make the development suitable in planning terms); and/or further contributions to the provision of affordable housing (these conclusions should have due regard

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to the conclusions reached regarding the viability of the draft Local Plan vision, objectives, policies and proposals). 4.35. The assessment should then provide recommendations on the headroom available and the extent to which current developer contributions could be increased. This should include illustration of how this headroom can be applied to CIL, affordable housing (where appropriate) or a combination of the two. These recommendations should include maps indicating viability zones by development site typologies. 4.36. A particular focus for this exercise is a consideration of the opportunity to require affordable housing contributions on smaller residential schemes within designated rural areas – what is the minimum site size that it is viable to require a contribution to affordable housing. 4.37. Recommendations should reflect national criteria and thresholds; the total contributions likely as a result of these recommendations; and crucially the balance between securing funding for necessary infrastructure and maintaining the viability of development and the ability to achieve the Local Plan’s aspirations for growth (as such this will need to reflect/update conclusions reached within Stage 3 of the assessment). 4.38. Viability should not compromise the quality of development. But it is important to ensure that the total cumulative cost of relevant policies, local and national standards, design requirements, any site-specific considerations and development contributions are not of a scale that will make development unviable.

Stage 5 Outputs: 4.39. The outputs for stage 5 include: 1. Attendance at the Council’s Developer and Agent Forums in order to verify assumptions; findings and recommendations of the viability modelling. Consider the necessity of revising conclusions and recommended developer contribution rates in the light of the stakeholder input. 2. Recommendations on the ratio of median earnings to median house prices that are considered affordable for each of the relevant geographies. 3. A viability model for Shropshire which provides an indication of the viability of development, based on sample sites, using the specific typologies identified; and these typologies in combination. 4. Production of a tabular and geographical summary of the various viability areas / combinations across Shropshire, by location; existing use and context of the site; development proposed; scale of development; scale of units proposed; and method of disposal. 5. A component of the report should summarise this assessment and the conclusions reached in a clear and transparent way. 6. An assessment of the overall viability of the achievement of the Local Plan in Shropshire, if maximum or recommended developer contribution rates were applied. This should link/update the assessment undertaken at Stage 3.

Stage 6 – strategic sites viability and deliverability assessment61 4.40. This stage of the assessment will involve consideration of the viability of potential strategic sites. In the context of this study and consistent with the NPPG guidance on viability, strategic sites are those which are considered critical to delivering the strategic priorities of the plan, considering such factors as site size; site capacity; site location; sites that unlock other development sites; and sites within priority regeneration areas. 4.41. The strategic sites are to be confirmed, but are likely to be focused in the following settlements: • Shrewsbury; • Bridgnorth; • Market Drayton; • Ludlow;

61 Please Note: Consistent with the NPPG, this assessment will consider both sites associated with existing settlements which are considered key to delivery of the Local Plan and those strategic sites identified within the recent Local Plan Review consultation on strategic sites which focused on “large sites of more than 25ha in size, which are not associated with meeting the growth needs of any particular settlement and contribute to achieving the aspirations of the Economic Growth Strategy for Shropshire”.

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• Oswestry; and • Whitchurch. 4.42. Outside these settlements, potential strategic sites include: • Clive Barracks, Tern Hill; • The Former Ironbridge Power Station; • RAF Cosford; and • Land North of Junction 3 of the M54 – this site is currently subject to consideration but is not currently a preferred strategic site. 4.43. The methodology for identifying strategic sites for consideration will be confirmed at the inception meeting. Please Note: This assessment will consider both sites associated with existing settlements which are key to delivery of the Local Plan and strategic sites identified within the recent strategic sites consultation. 4.44. For each strategic site a comprehensive assessment will be undertaken to ensure the sites ability to comply with relevant policies (local and national - individually and cumulatively); design requirements; local and national standards; site specific considerations (including on/off site infrastructure provision (or equivalent commuted sums), necessary to make the development suitable in planning terms); and other currently applied developer contributions. Reference should be made to comparable case studies where possible. 4.45. If any of the potential strategic sites are either not viable or only marginally viable, recommendations should be made as to how viability could be improved whilst maintaining quality of development. 4.46. The assessment should then provide recommendations on the headroom available on potential strategic sites and the extent to which current developer contributions could be increased. This should include illustration of how this headroom can be applied to CIL, affordable housing (where appropriate) or a combination of the two. 4.47. Recommendations should reflect national criteria and thresholds; the total contributions likely as a result of these recommendations; and crucially the balance between securing funding for necessary infrastructure and maintaining the viability of development and the ability to achieve the Local Plan’s aspirations for growth (as such this will need to reflect/update conclusions reached within Stage 3 of the assessment). 4.48. Viability should not compromise the quality of development. But it is important to ensure that the total cumulative cost of relevant policies, local and national standards, design requirements, any site-specific considerations and development contributions are not of a scale that will make development unviable. 4.49. The outputs for stage 6 include: 1. Attendance at the Council’s Developer and Agent Forums in order to verify assumptions; findings and recommendations of the viability modelling. Consider the necessity of revising conclusions and recommended developer contribution rates in the light of the stakeholder input. 2. Production of an assessment of the viability of the identified strategic sites for Shropshire. 3. A component of the report should summarise this assessment and the conclusions reached in a clear and transparent way. 4. An assessment of the overall viability of the achievement of the Local Plan in Shropshire, if maximum or recommended developer contribution rates were applied. This should link/update the assessment undertaken at Stage 3.

5. The Draft Report(s) 5.1. This stage of the assessment involves the production of draft report(s), summarising the draft findings of the assessment for review. The draft report(s) should include a clear and transparent information regarding: • The methodology used for the assessment; • The appropriate and constructive engagement undertaken with stakeholders and a summary of how this has informed the assessment. • The assumptions used regarding the key elements of gross development value, costs, land value, landowner premium and developer return; how they have input into the assessment; and the process utilised to establish them. • Where relevant, appropriate references to example case studies.

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• How the assessment provides flexibility to its consideration of gross development value; costs; land value; landowner premium, and developer return. • Conclusions on the viability and deliverability of the draft Local Plan. • The viability and deliverability of the scale and distribution of development proposed. • Conclusions on the capacity of the market in Shropshire over agreed assessment geographies (recognising the interaction between them and the interaction with areas beyond Shropshire). • How the site typologies were identified and why they are appropriate. • The strategic sites considered. • The viability exercise undertaken for site typologies/strategic sites. • Why the exercise undertaken for site typologies/strategic sites is justified and robust. • How the site typologies/strategic sites assessment complies with the requirements of the NPPF and is consistent with best practice guidance in the NPPG on undertaking viability assessments to informs Local Plans and CIL. • Recommendations on the ratio of median earnings to median house prices that are considered affordable for each of the relevant geographies. • The overall viability of site typologies Shropshire, reflecting distinctions in viability by: o Geographical distribution across Shropshire; o Existing use/context; o Development proposed; o Scale of development; o Scale of units; and o Method of disposal. • Viability zones for different site typologies and combinations of these typologies (tabular and map format). • The overall viability of the strategic sites in Shropshire, taking account all policy requirements; local and national standards; site specific considerations (including on/off site infrastructure provision (or equivalent commuted sums), necessary to make the development suitable in planning terms); and other currently applied developer contributions. • If relevant, how the viability of any unviable or marginally viable site typologies or strategic sites could be increased, whilst maintaining the quality of development. • The opportunity to require affordable housing contributions on smaller residential schemes within designated rural areas. • The site typologies/strategic sites with sufficient viability (headroom) to make further developer contributions and the potential additional developer contributions that could be applied to site typologies/strategic sites using this headroom. o An indication of the cost of each of these contributions as a proportion of site value and development cost and confirmation of the likely landowner and development profit that would be allowed with these contributions and confirmation that this is competitive. o Recommendations on the maximum rates to be applied in order to maintain viability. • Confirmation that conclusions will remain viable up to at least 2036 and provision of recommendations on the circumstances within which site-specific viability assessments at the decision-making stage may be required. • Provision of recommendations of the types of development and circumstances within which review mechanisms may be included in S106 Agreements. This will provide more certainty through economic cycles (both increases and decreases). Mechanisms could include: o Re-apportioning or changing timescales of contributions towards different items of infrastructure and affordable housing; o Specifying how significant increases in the overall value of a large or multi-phased development will be apportioned between the Local Authority and developer.

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5.2. The report should be accompanied by a viability model for Shropshire which provides an indication of the viability of development, based on sample sites, using the specific typologies identified; and these typologies in combination. 5.3. Costings should allow for appropriate review of the draft report(s).

6. The Final Report 6.1. Production of a final report summarising the assessment undertaken and the conclusions reached. The resultant assessment should be clear, transparent and informed by appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers. Where appropriate, experience should be drawn from and reference made to comparable case studies. 6.2. The report should be accompanied by a viability model for Shropshire which provides an indication of the viability of development, based on sample sites, using the specific typologies identified; and these typologies in combination. 6.3. If necessary, as an additional service, appropriate representatives of the appointed Contractor will be expected to appear at the Examination in Public (EiP) of the Local Plan Review and/or CIL Charging Schedule, to provide expert input and justification of the viability assessment / rates informed by it.

7. Provision of information 7.1. Shropshire Council staff will, within reason, be able to supply information held by the Council or check data using local knowledge to inform the assessment process. 7.2. Appropriate and constructive engagement with stakeholders, including: landowners, developers, infrastructure providers and affordable housing providers will also represent a key source of information for the project.

8. Further Requirements 8.1. The completed study will form part of the evidence base for the Local Plan Review which will be subject to examination in public (EiP) to confirm its soundness. The conclusions reached within this Assessment may need to be explained/defended during this process by relevant personnel from the successful Contractor. This requirement would form the basis of a separate contract if required.

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Appendix 2 – Consultees

Viability Workshop – 19th September 2019

Invitees

Attendees

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Appendix 3 – Consultation Presentation

The pages in this appendix are not numbered.

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Appendix 4 – Consultation Notes

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Appendix 5 – Price Maps

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Appendix 6 – Land Registry PPD and EPC Data

Date Price Paid Type saon paon Street Locality Town Postcode m2 £/m2 29/08/2018 £156,000 D 2 GROVE CRESCENT WOORE CREWE CW3 9SX 98 £1,592 14/12/2018 £339,995 D 4 GROVE CRESCENT WOORE CREWE CW3 9SX 124 £2,742 29/03/2019 £459,995 D 10 GROVE CRESCENT WOORE CREWE CW3 9SX 170 £2,706 31/08/2018 £156,000 D 12 GROVE CRESCENT WOORE CREWE CW3 9SX 98 £1,592 14/12/2018 £156,000 D 18 GROVE CRESCENT WOORE CREWE CW3 9SX 98 £1,592 12/10/2018 £499,995 D 26 GROVE CRESCENT WOORE CREWE CW3 9SX 170 £2,941 26/10/2018 £350,000 D 34 GROVE CRESCENT WOORE CREWE CW3 9SX 124 £2,823 24/08/2018 £245,000 S 2 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,815 25/01/2019 £240,000 S 3 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,778 12/11/2018 £255,000 S 4 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,889 03/10/2018 £210,000 S 5 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 108 £1,944 30/11/2018 £210,000 S 6 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 108 £1,944 30/10/2018 £190,000 S 7 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 76 £2,500 14/03/2019 £240,000 D 12 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 108 £2,222 26/07/2018 £245,000 S 14 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,815 20/09/2018 £185,000 S 15 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 75 £2,467 07/09/2018 £180,000 S 16 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 75 £2,400 25/02/2019 £205,000 T 17 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 108 £1,898 02/11/2018 £245,000 S 20 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,815 26/11/2018 £255,000 S 21 REA VIEW CLEOBURY MORTIMER KIDDERMINSTER DY14 8BD 135 £1,889 12/01/2018 £171,000 S 4 PENSON WAY SHREWSBURY SY1 2BF 64 £2,672 29/03/2018 £176,000 T 6 PENSON WAY SHREWSBURY SY1 2BF 64 £2,750 29/03/2018 £168,000 T 8 PENSON WAY SHREWSBURY SY1 2BF 64 £2,625 08/06/2018 £185,000 T 10 PENSON WAY SHREWSBURY SY1 2BF 69 £2,681 15/03/2018 £255,000 D 22 PENSON WAY SHREWSBURY SY1 2BF 94 £2,713 09/02/2018 £166,500 T 26 PENSON WAY SHREWSBURY SY1 2BF 64 £2,602 05/01/2018 £166,500 T 28 PENSON WAY SHREWSBURY SY1 2BF 64 £2,602 29/01/2018 £170,000 T 30 PENSON WAY SHREWSBURY SY1 2BF 64 £2,656 12/03/2018 £166,000 T 34 PENSON WAY SHREWSBURY SY1 2BF 64 £2,594 19/01/2018 £169,000 T 36 PENSON WAY SHREWSBURY SY1 2BF 64 £2,641 09/02/2018 £168,500 T 38 PENSON WAY SHREWSBURY SY1 2BF 64 £2,633 19/01/2018 £165,000 T 42 PENSON WAY SHREWSBURY SY1 2BF 64 £2,578 29/03/2018 £260,000 D 54 PENSON WAY SHREWSBURY SY1 2BF 94 £2,766 23/02/2018 £314,995 D 15 JUNIPER ROAD SHREWSBURY SY1 2BL 120 £2,625 16/02/2018 £314,995 D 17 JUNIPER ROAD SHREWSBURY SY1 2BL 120 £2,625 23/02/2018 £294,995 D 19 JUNIPER ROAD SHREWSBURY SY1 2BL 111 £2,658 04/01/2019 £479,995 D 21 JUNIPER ROAD SHREWSBURY SY1 2BL 168 £2,857 26/10/2018 £454,995 D 23 JUNIPER ROAD SHREWSBURY SY1 2BL 164 £2,774 24/08/2018 £464,995 D 25 JUNIPER ROAD SHREWSBURY SY1 2BL 168 £2,768 15/03/2019 £429,995 D 27 JUNIPER ROAD SHREWSBURY SY1 2BL 164 £2,622 12/11/2018 £459,995 D 29 JUNIPER ROAD SHREWSBURY SY1 2BL 177 £2,599 08/02/2019 £439,995 D 31 JUNIPER ROAD SHREWSBURY SY1 2BL 164 £2,683

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05/01/2018 £247,995 S 44 JUNIPER ROAD SHREWSBURY SY1 2BN 88 £2,818 25/01/2018 £249,995 S 46 JUNIPER ROAD SHREWSBURY SY1 2BN 88 £2,841 10/01/2018 £254,995 S 48 JUNIPER ROAD SHREWSBURY SY1 2BN 88 £2,898 19/01/2018 £254,995 S 50 JUNIPER ROAD SHREWSBURY SY1 2BN 88 £2,898 18/09/2018 £349,995 D 52 JUNIPER ROAD SHREWSBURY SY1 2BN 129 £2,713 12/07/2018 £339,995 D 54 JUNIPER ROAD SHREWSBURY SY1 2BN 129 £2,636 16/03/2018 £449,995 D 56 JUNIPER ROAD SHREWSBURY SY1 2BN 168 £2,679 23/03/2018 £294,995 D 58 JUNIPER ROAD SHREWSBURY SY1 2BN 111 £2,658 11/04/2018 £439,995 D 60 JUNIPER ROAD SHREWSBURY SY1 2BN 164 £2,683 29/03/2018 £349,995 D 62 JUNIPER ROAD SHREWSBURY SY1 2BN 129 £2,713 27/04/2018 £449,995 D 64 JUNIPER ROAD SHREWSBURY SY1 2BN 168 £2,679 18/05/2018 £299,995 D 66 JUNIPER ROAD SHREWSBURY SY1 2BN 111 £2,703 24/08/2018 £449,995 D 68 JUNIPER ROAD SHREWSBURY SY1 2BN 164 £2,744 08/02/2019 £447,500 D 70 JUNIPER ROAD SHREWSBURY SY1 2BN 177 £2,528 08/02/2019 £445,000 D 14 ROWAN CLOSE SHREWSBURY SY1 2BT 177 £2,514 20/09/2018 £434,995 D 16 ROWAN CLOSE SHREWSBURY SY1 2BT 164 £2,652 25/01/2018 £434,995 D 18 ROWAN CLOSE SHREWSBURY SY1 2BT 164 £2,652 10/08/2018 £489,995 D 127 ELLESMERE ROAD SHREWSBURY SY1 2RA 168 £2,917 17/08/2018 £329,995 D 129 ELLESMERE ROAD SHREWSBURY SY1 2RA 120 £2,750 01/03/2019 £449,995 D 131 ELLESMERE ROAD SHREWSBURY SY1 2RA 177 £2,542 05/10/2018 £309,995 D 133 ELLESMERE ROAD SHREWSBURY SY1 2RA 111 £2,793 19/10/2018 £329,995 D 135 ELLESMERE ROAD SHREWSBURY SY1 2RA 120 £2,750 30/11/2018 £475,000 D 1 WINNEY HILL VIEW SHREWSBURY SY1 3SH 211 £2,251 15/05/2019 £530,000 D 2 WINNEY HILL VIEW SHREWSBURY SY1 3SH 276 £1,920 16/11/2018 £575,000 D 4 WINNEY HILL VIEW SHREWSBURY SY1 3SH 282 £2,039 17/04/2019 £567,500 D 5 WINNEY HILL VIEW SHREWSBURY SY1 3SH 308 £1,843 24/04/2019 £560,000 D 6 WINNEY HILL VIEW SHREWSBURY SY1 3SH 282 £1,986 28/06/2019 £269,950 D 11 RONDEL STREET SHREWSBURY SY1 4FA 115 £2,347 24/05/2019 £279,950 D 13 RONDEL STREET SHREWSBURY SY1 4FA 100 £2,800 22/03/2018 £279,950 D 17 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,413 29/06/2018 £205,000 D 20 BROADHEAD DRIVE SHREWSBURY SY1 4FB 111 £1,847 16/11/2018 £274,950 D 23 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,370 30/11/2018 £257,950 D 25 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,580 31/05/2018 £258,950 D 28 BROADHEAD DRIVE SHREWSBURY SY1 4FB 109 £2,376 26/02/2018 £214,950 D 30 BROADHEAD DRIVE SHREWSBURY SY1 4FB 79 £2,721 30/11/2018 £279,950 D 31 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,413 02/07/2018 £249,950 D 32 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,500 30/11/2018 £259,950 D 33 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,600 23/11/2018 £107,985 D 34 BROADHEAD DRIVE SHREWSBURY SY1 4FB 109 £991 31/08/2018 £269,950 D 35 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,700 29/06/2018 £249,950 D 36 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,500 14/12/2018 £265,000 D 37 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,284 29/03/2018 £214,950 D 38 BROADHEAD DRIVE SHREWSBURY SY1 4FB 79 £2,721 26/10/2018 £204,950 S 39 BROADHEAD DRIVE SHREWSBURY SY1 4FB 79 £2,594 21/02/2019 £259,950 D 40 BROADHEAD DRIVE SHREWSBURY SY1 4FB 109 £2,385 24/08/2018 £209,950 S 41 BROADHEAD DRIVE SHREWSBURY SY1 4FB 79 £2,658 27/09/2018 £274,950 D 43 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,370

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29/06/2018 £164,950 S 44 BROADHEAD DRIVE SHREWSBURY SY1 4FB 57 £2,894 24/06/2019 £292,500 D 45 BROADHEAD DRIVE SHREWSBURY SY1 4FB 128 £2,285 28/06/2018 £164,950 S 46 BROADHEAD DRIVE SHREWSBURY SY1 4FB 57 £2,894 24/05/2019 £324,950 D 47 BROADHEAD DRIVE SHREWSBURY SY1 4FB 165 £1,969 21/12/2018 £249,960 D 48 BROADHEAD DRIVE SHREWSBURY SY1 4FB 111 £2,252 25/06/2019 £321,000 D 49 BROADHEAD DRIVE SHREWSBURY SY1 4FB 165 £1,945 12/04/2019 £274,950 D 50 BROADHEAD DRIVE SHREWSBURY SY1 4FB 111 £2,477 26/04/2019 £299,950 D 51 BROADHEAD DRIVE SHREWSBURY SY1 4FB 128 £2,343 25/03/2019 £269,950 D 52 BROADHEAD DRIVE SHREWSBURY SY1 4FB 100 £2,700 29/03/2019 £279,950 D 54 BROADHEAD DRIVE SHREWSBURY SY1 4FB 116 £2,413 28/02/2019 £279,950 D 56 BROADHEAD DRIVE SHREWSBURY SY1 4FB 111 £2,522 28/09/2018 £154,950 S 58 BROADHEAD DRIVE SHREWSBURY SY1 4FB 50 £3,099 28/09/2018 £154,950 S 60 BROADHEAD DRIVE SHREWSBURY SY1 4FB 50 £3,099 30/11/2018 £229,950 D 62 BROADHEAD DRIVE SHREWSBURY SY1 4FB 87 £2,643 14/12/2018 £174,950 T 64 BROADHEAD DRIVE SHREWSBURY SY1 4FB 68 £2,573 30/11/2018 £172,500 T 66 BROADHEAD DRIVE SHREWSBURY SY1 4FB 68 £2,537 30/11/2018 £174,950 T 68 BROADHEAD DRIVE SHREWSBURY SY1 4FB 68 £2,573 14/12/2018 £82,500 S 70 BROADHEAD DRIVE SHREWSBURY SY1 4FB 72 £1,146 30/11/2018 £122,500 T 74 BROADHEAD DRIVE SHREWSBURY SY1 4FB 108 £1,134 30/11/2018 £122,500 T 76 BROADHEAD DRIVE SHREWSBURY SY1 4FB 108 £1,134 26/01/2018 £249,950 D 13 LANCER ROAD SHREWSBURY SY1 4FF 100 £2,500 23/02/2018 £167,500 T 14 LANCER ROAD SHREWSBURY SY1 4FF 68 £2,463 29/06/2018 £269,950 D 17 LANCER ROAD SHREWSBURY SY1 4FF 111 £2,432 16/02/2018 £167,500 T 20 LANCER ROAD SHREWSBURY SY1 4FF 68 £2,463 21/12/2018 £237,960 D 22 LANCER ROAD SHREWSBURY SY1 4FF 109 £2,183 28/02/2018 £269,950 D 23 LANCER ROAD SHREWSBURY SY1 4FF 111 £2,432 29/06/2018 £249,950 D 24 LANCER ROAD SHREWSBURY SY1 4FF 100 £2,500 29/03/2019 £274,950 D 27 LANCER ROAD SHREWSBURY SY1 4FF 116 £2,370 27/04/2018 £199,950 S 29 LANCER ROAD SHREWSBURY SY1 4FF 79 £2,531 27/04/2018 £199,950 S 31 LANCER ROAD SHREWSBURY SY1 4FF 79 £2,531 29/06/2018 £249,950 D 33 LANCER ROAD SHREWSBURY SY1 4FF 100 £2,500 31/05/2018 £229,950 D 34 LANCER ROAD SHREWSBURY SY1 4FF 87 £2,643 31/05/2018 £250,000 D 35 LANCER ROAD SHREWSBURY SY1 4FF 100 £2,500 21/12/2018 £241,960 D 36 LANCER ROAD SHREWSBURY SY1 4FF 100 £2,420 06/04/2018 £224,950 D 37 LANCER ROAD SHREWSBURY SY1 4FF 87 £2,586 25/05/2018 £199,950 S 40 LANCER ROAD SHREWSBURY SY1 4FF 79 £2,531 25/05/2018 £199,950 S 42 LANCER ROAD SHREWSBURY SY1 4FF 79 £2,531 28/06/2018 £214,950 D 46 LANCER ROAD SHREWSBURY SY1 4FF 79 £2,721 19/10/2018 £67,000 T 1 SALLET GROVE SHREWSBURY SY1 4FG 50 £1,340 19/10/2018 £67,000 T 3 SALLET GROVE SHREWSBURY SY1 4FG 50 £1,340 19/10/2018 £67,000 T 5 SALLET GROVE SHREWSBURY SY1 4FG 50 £1,340 29/10/2018 £82,500 T 7 SALLET GROVE SHREWSBURY SY1 4FG 72 £1,146 29/10/2018 £82,500 T 9 SALLET GROVE SHREWSBURY SY1 4FG 72 £1,146 29/10/2018 £82,500 T 11 SALLET GROVE SHREWSBURY SY1 4FG 72 £1,146 29/05/2018 £194,950 S 1 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,671 04/05/2018 £185,000 S 2 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,534 11/05/2018 £204,950 T 3 CORACLE CLOSE SHREWSBURY SY1 4SQ 80 £2,562

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11/05/2018 £187,500 T 4 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,568 18/05/2018 £189,000 T 5 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,589 27/07/2018 £227,500 D 8 CORACLE CLOSE SHREWSBURY SY1 4SQ 80 £2,844 03/08/2018 £199,950 S 9 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,739 10/08/2018 £202,500 S 10 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,774 03/08/2018 £199,950 S 11 CORACLE CLOSE SHREWSBURY SY1 4SQ 74 £2,702 25/07/2018 £197,950 S 12 CORACLE CLOSE SHREWSBURY SY1 4SQ 74 £2,675 31/08/2018 £185,000 T 13 CORACLE CLOSE SHREWSBURY SY1 4SQ 74 £2,500 29/06/2018 £197,950 T 14 CORACLE CLOSE SHREWSBURY SY1 4SQ 74 £2,675 29/06/2018 £189,950 T 15 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,602 29/06/2018 £187,500 T 16 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,568 28/06/2018 £189,950 T 17 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,602 29/03/2018 £220,000 D 18 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £3,014 29/06/2018 £205,000 S 19 CORACLE CLOSE SHREWSBURY SY1 4SQ 73 £2,808 14/09/2018 £205,000 S 20 CORACLE CLOSE SHREWSBURY SY1 4SQ 74 £2,770 29/03/2018 £290,000 D 23 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 127 £2,283 16/03/2018 £181,000 T 25 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 78 £2,321 23/03/2018 £172,500 T 27 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 78 £2,212 15/03/2018 £179,500 T 29 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 78 £2,301 13/04/2018 £245,000 D 31 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 93 £2,634 28/06/2018 £400,000 D 33 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 158 £2,532 25/05/2018 £395,000 D 34 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 172 £2,297 29/06/2018 £360,000 D 35 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 139 £2,590 16/08/2018 £400,000 D 36 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 158 £2,532 26/10/2018 £375,000 D 37 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 172 £2,180 29/06/2018 £395,000 D 38 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 172 £2,297 14/12/2018 £390,000 D 39 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 158 £2,468 28/06/2018 £400,000 D 40 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 158 £2,532 29/06/2018 £355,000 D 42 COTTAMS MEADOW MORDA OSWESTRY SY10 9FH 139 £2,554 15/06/2018 £410,000 D 20 GLENTWORTH VIEW MORDA OSWESTRY SY10 9FJ 172 £2,384 31/07/2019 £199,000 S 36 KINGFISHER WAY MORDA OSWESTRY SY10 9LX 85 £2,341 31/07/2019 £199,000 S 38 KINGFISHER WAY MORDA OSWESTRY SY10 9LX 85 £2,341 31/07/2019 £170,000 S 40 KINGFISHER WAY MORDA OSWESTRY SY10 9LX 65 £2,615 07/08/2019 £170,000 S 42 KINGFISHER WAY MORDA OSWESTRY SY10 9LX 65 £2,615 08/10/2018 £175,000 D 23 WESTON ROAD MORDA OSWESTRY SY10 9NS 78 £2,244 29/03/2018 £126,950 S 24 WESTON ROAD MORDA OSWESTRY SY10 9NS 62 £2,048 29/03/2018 £126,000 S 25 WESTON ROAD MORDA OSWESTRY SY10 9NS 63 £2,000 06/04/2018 £155,000 S 2 ROWLANDS CLOSE MORDA OSWESTRY SY10 9RQ 74 £2,095 29/03/2018 £157,950 S 4 ROWLANDS CLOSE MORDA OSWESTRY SY10 9RQ 74 £2,134 20/02/2018 £249,950 D 18 ROWLANDS CLOSE MORDA OSWESTRY SY10 9RQ 126 £1,984 07/08/2018 £142,000 T 34 GOBOWEN ROAD OSWESTRY SY11 1BX 89 £1,596 12/04/2019 £147,995 T 52 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,691 29/05/2019 £147,950 T 53 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,690 29/03/2019 £144,950 T 54 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,635 28/03/2019 £144,950 T 55 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,635 29/03/2019 £152,950 T 56 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,781 29/03/2019 £153,950 T 57 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,799

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10/07/2019 £150,950 T 58 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,745 29/03/2019 £146,995 T 59 BERESFORD GARDENS OSWESTRY SY11 2SL 55 £2,673 29/03/2019 £151,950 T 60 BERESFORD GARDENS OSWESTRY SY11 2SL 60 £2,533 16/02/2018 £242,000 D 1 CEIRIOG WAY OSWESTRY SY11 3FE 121 £2,000 15/06/2018 £159,500 S 2 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 74 £2,155 18/04/2019 £189,950 D 3 CEIRIOG WAY OSWESTRY SY11 3FE 84 £2,261 26/04/2019 £159,950 T 20 CEIRIOG WAY OSWESTRY SY11 3FE 75 £2,133 12/07/2019 £179,950 T 22 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,818 19/07/2019 £179,950 T 24 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,818 18/04/2019 £139,950 S 28 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 62 £2,257 19/07/2019 £179,950 S 30 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,818 10/05/2019 £179,950 S 32 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,818 02/08/2019 £165,950 S 34 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,676 07/06/2019 £179,950 S 36 CEIRIOG WAY ST MARTINS OSWESTRY SY11 3FE 99 £1,818 20/07/2018 £176,950 T 4 HOLLANDS DRIVE ST MARTINS OSWESTRY SY11 3FG 99 £1,787 27/04/2018 £176,950 S 6 HOLLANDS DRIVE ST MARTINS OSWESTRY SY11 3FG 99 £1,787 03/05/2019 £212,950 D 26 HOLLANDS DRIVE ST MARTINS OSWESTRY SY11 3FG 96 £2,218 12/07/2019 £212,950 D 28 HOLLANDS DRIVE ST MARTINS OSWESTRY SY11 3FG 95 £2,242 16/02/2018 £234,995 D 24 THOMAS PENSON ROAD GOBOWEN OSWESTRY SY11 3GW 114 £2,061 12/10/2018 £117,225 F 36 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 59 £1,987 17/05/2018 £117,000 F 38 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 59 £1,983 03/12/2018 £87,500 F 40 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 35 £2,500 12/12/2018 £112,500 F 44 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 59 £1,907 25/04/2018 £117,000 F 46 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 59 £1,983 03/08/2018 £94,995 F 48 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 35 £2,714 29/06/2018 £94,995 F 50 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 35 £2,714 18/05/2018 £117,000 F 52 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 59 £1,983 08/02/2018 £148,000 D 78 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 66 £2,242 19/01/2018 £149,000 D 80 HENRY ROBERTSON DRIVE GOBOWEN OSWESTRY SY11 3GY 66 £2,258 26/01/2018 £142,000 T 8 TRUMPET CLOSE GOBOWEN OSWESTRY SY11 3QP 78 £1,821 01/03/2018 £119,950 T 9 TRUMPET CLOSE GOBOWEN OSWESTRY SY11 3QP 65 £1,845 06/04/2018 £91,500 T 10 TRUMPET CLOSE GOBOWEN OSWESTRY SY11 3QP 65 £1,408 25/05/2018 £122,500 T 11 TRUMPET CLOSE GOBOWEN OSWESTRY SY11 3QP 65 £1,885 24/05/2019 £305,000 D 4 AGNES HUNT DRIVE PARK HALL OSWESTRY SY11 4FE 113 £2,699 10/07/2019 £198,000 S 12 AGNES HUNT DRIVE PARK HALL OSWESTRY SY11 4FE 74 £2,676 10/05/2019 £250,000 D 2 ROBERT JONES WAY PARK HALL OSWESTRY SY11 4FF 107 £2,336 18/01/2019 £144,000 S 3 ROBERT JONES WAY PARK HALL OSWESTRY SY11 4FF 62 £2,323 30/11/2018 £141,550 S 5 ROBERT JONES WAY PARK HALL OSWESTRY SY11 4FF 67 £2,113 23/05/2018 £434,000 D 3 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QH 245 £1,771 26/10/2018 £495,000 D 7 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QH 245 £2,020 21/02/2019 £455,000 D 9 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QH 203 £2,241 03/08/2018 £305,000 D 20 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QJ 122 £2,500 11/08/2018 £285,000 D 22 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QJ 128 £2,227 13/04/2018 £365,000 D 30 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QJ 122 £2,992 23/02/2018 £285,000 D 32 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QJ 128 £2,227 25/04/2018 £305,000 D 34 RALPHS DRIVE WEST FELTON OSWESTRY SY11 4QJ #DIV/0! 20/03/2019 £335,153 D 2 CONGREVE CLOSE WEST FELTON OSWESTRY SY11 4QL 122 £2,747

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06/02/2019 £325,000 D 3 CONGREVE CLOSE WEST FELTON OSWESTRY SY11 4QL 124 £2,621 26/07/2019 £285,000 D 4 CONGREVE CLOSE WEST FELTON OSWESTRY SY11 4QL 113 £2,522 16/08/2019 £330,000 D 6 CONGREVE CLOSE WEST FELTON OSWESTRY SY11 4QL 128 £2,578 19/04/2018 £195,000 D 25 DIAMOND WAY ELLESMERE SY12 0FH 113 £1,726 28/06/2018 £200,000 D 27 DIAMOND WAY ELLESMERE SY12 0FH 81 £2,469 29/03/2018 £224,950 D 36 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 107 £2,102 27/04/2018 £170,000 S 50 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 80 £2,125 29/06/2018 £149,950 T 66 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,173 23/03/2018 £149,950 T 68 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 85 £1,764 20/04/2018 £159,950 T 74 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,318 29/03/2018 £149,950 T 78 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 85 £1,764 27/04/2018 £159,950 T 80 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,318 05/04/2018 £162,500 S 92 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,355 31/05/2018 £154,950 T 94 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,246 18/05/2018 £147,000 T 96 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,130 29/06/2018 £157,960 T 98 TETCHILL BROOK ROAD ELLESMERE SY12 0FJ 69 £2,289 05/07/2018 £260,000 D 1 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 131 £1,985 28/08/2018 £275,000 D 2 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 111 £2,477 26/10/2018 £315,000 D 3 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 146 £2,158 27/11/2018 £294,995 D 4 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 130 £2,269 15/07/2019 £399,995 D 6 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 198 £2,020 20/05/2019 £389,995 D 7 ROSEWOOD DRIVE WELSHAMPTON ELLESMERE SY12 0FQ 183 £2,131 16/09/2019 £145,000 S 9 THE HAWTHORNS ELLESMERE SY12 9ER 58 £2,500 19/07/2019 £164,995 S 11 THE HAWTHORNS ELLESMERE SY12 9ER 66 £2,500 20/06/2019 £259,995 D 12 THE HAWTHORNS ELLESMERE SY12 9ER 108 £2,407 21/06/2019 £134,995 S 13 THE HAWTHORNS ELLESMERE SY12 9ER 58 £2,328 17/06/2019 £154,995 S 15 THE HAWTHORNS ELLESMERE SY12 9ER 66 £2,348 21/06/2019 £154,995 S 1 WISTERIA WAY ELLESMERE SY12 9FF 66 £2,348 28/06/2019 £164,995 S 3 WISTERIA WAY ELLESMERE SY12 9FF 66 £2,500 16/08/2019 £164,995 S 5 WISTERIA WAY ELLESMERE SY12 9FF 66 £2,500 02/08/2019 £164,995 S 6 WISTERIA WAY ELLESMERE SY12 9FF 66 £2,500 28/06/2019 £164,995 S 7 WISTERIA WAY ELLESMERE SY12 9FF 66 £2,500 19/07/2019 £138,995 S 12 WISTERIA WAY ELLESMERE SY12 9FF 58 £2,396 01/08/2019 £138,995 S 14 WISTERIA WAY ELLESMERE SY12 9FF 58 £2,396 29/08/2019 £348,000 D 1 THE BERETUNS OLD MARTON ELLESMERE SY12 9HZ 138 £2,522 28/06/2019 £330,000 T 2 THE BERETUNS OLD MARTON ELLESMERE SY12 9HZ 165 £2,000 20/06/2018 £274,000 D 9 THE BRAMBLES WHITCHURCH SY13 1FE 133 £2,060 19/04/2018 £284,950 D 1 THE CROFT WHITCHURCH SY13 1FG 125 £2,280 19/01/2018 £285,950 D 2 THE CROFT WHITCHURCH SY13 1FG 125 £2,288 27/02/2018 £284,950 D 3 THE CROFT WHITCHURCH SY13 1FG 125 £2,280 26/07/2019 £350,000 D 5 THE CROFT WHITCHURCH SY13 1FG 161 £2,174 27/04/2018 £229,950 D 7 THE CROFT WHITCHURCH SY13 1FG 97 £2,371 23/02/2018 £194,950 D 8 THE CROFT WHITCHURCH SY13 1FG 88 £2,215 18/06/2018 £272,950 D 9 THE CROFT WHITCHURCH SY13 1FG 121 £2,256 23/02/2018 £194,950 D 10 THE CROFT WHITCHURCH SY13 1FG 88 £2,215 05/10/2018 £379,950 D 11 THE CROFT WHITCHURCH SY13 1FG 174 £2,184 23/04/2018 £224,950 D 12 THE CROFT WHITCHURCH SY13 1FG 107 £2,102

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27/04/2018 £209,950 D 14 THE CROFT WHITCHURCH SY13 1FG 94 £2,234 29/05/2018 £272,950 D 16 THE CROFT WHITCHURCH SY13 1FG 121 £2,256 25/01/2018 £182,950 S 232 WREXHAM ROAD WHITCHURCH SY13 1JE 88 £2,079 02/02/2018 £182,950 S 234 WREXHAM ROAD WHITCHURCH SY13 1JE 88 £2,079 02/02/2018 £179,950 S 236 WREXHAM ROAD WHITCHURCH SY13 1JE 88 £2,045 31/01/2018 £181,950 S 238 WREXHAM ROAD WHITCHURCH SY13 1JE 88 £2,068 21/08/2018 £360,000 D 1 WATERFRONT VIEW WHITCHURCH SY13 1RS 174 £2,069 26/01/2018 £225,000 D 8 WATERFRONT VIEW WHITCHURCH SY13 1RS 104 £2,163 19/01/2018 £315,000 D 10 WATERFRONT VIEW WHITCHURCH SY13 1RS 161 £1,957 17/08/2018 £317,000 D 12 WATERFRONT VIEW WHITCHURCH SY13 1RS 156 £2,032 12/01/2018 £225,000 D 13 WATERFRONT VIEW WHITCHURCH SY13 1RS 103 £2,184 29/03/2018 £225,000 D 14 WATERFRONT VIEW WHITCHURCH SY13 1RS 103 £2,184 26/01/2018 £310,000 D 15 WATERFRONT VIEW WHITCHURCH SY13 1RS 157 £1,975 27/04/2018 £360,000 D 16 WATERFRONT VIEW WHITCHURCH SY13 1RS 166 £2,169 22/06/2018 £365,000 D 17 WATERFRONT VIEW WHITCHURCH SY13 1RS 158 £2,310 07/06/2018 £370,000 D 18 WATERFRONT VIEW WHITCHURCH SY13 1RS 158 £2,342 18/05/2018 £375,000 D 19 WATERFRONT VIEW WHITCHURCH SY13 1RS 166 £2,259 03/05/2018 £415,000 D 20 WATERFRONT VIEW WHITCHURCH SY13 1RS 190 £2,184 13/03/2018 £405,000 D 1 CROFT GARDENS WHITCHURCH SY13 1UW 180 £2,250 27/04/2018 £395,000 D 3 CROFT GARDENS WHITCHURCH SY13 1UW 180 £2,194 08/01/2018 £290,000 D 4 CROFT GARDENS WHITCHURCH SY13 1UW 108 £2,685 09/03/2018 £399,500 D 5 CROFT GARDENS WHITCHURCH SY13 1UW 180 £2,219 01/03/2019 £325,000 D 11 CROFT GARDENS WHITCHURCH SY13 1UW 104 £3,125 14/12/2018 £299,950 D 13 CROFT GARDENS WHITCHURCH SY13 1UW 89 £3,370 21/09/2018 £460,000 D 15 CROFT GARDENS WHITCHURCH SY13 1UW 194 £2,371 01/02/2019 £375,000 D 17 CROFT GARDENS WHITCHURCH SY13 1UW 161 £2,329 10/08/2018 £440,000 D 19 CROFT GARDENS WHITCHURCH SY13 1UW 161 £2,733 24/08/2018 £375,000 D 21 CROFT GARDENS WHITCHURCH SY13 1UW 161 £2,329 03/08/2018 £470,000 D 23 CROFT GARDENS WHITCHURCH SY13 1UW 194 £2,423 24/08/2018 £229,950 D 4 ORCHARD AVENUE WHITCHURCH SY13 1WD 90 £2,555 17/12/2018 £399,950 D 5 ORCHARD AVENUE WHITCHURCH SY13 1WD 160 £2,500 30/08/2018 £241,950 D 6 ORCHARD AVENUE WHITCHURCH SY13 1WD 95 £2,547 21/09/2018 £239,950 D 7 ORCHARD AVENUE WHITCHURCH SY13 1WD 95 £2,526 28/09/2018 £284,950 D 8 ORCHARD AVENUE WHITCHURCH SY13 1WD 112 £2,544 30/08/2018 £239,950 D 10 ORCHARD AVENUE WHITCHURCH SY13 1WD 95 £2,526 29/03/2019 £249,950 D 22 ORCHARD AVENUE WHITCHURCH SY13 1WD 96 £2,604 10/06/2019 £324,950 D 24 ORCHARD AVENUE WHITCHURCH SY13 1WD 123 £2,642 21/06/2019 £252,950 D 26 ORCHARD AVENUE WHITCHURCH SY13 1WD 97 £2,608 16/08/2019 £252,950 D 30 ORCHARD AVENUE WHITCHURCH SY13 1WD 94 £2,691 26/07/2019 £254,950 D 34 ORCHARD AVENUE WHITCHURCH SY13 1WD 95 £2,684 28/09/2018 £290,000 D 1 PERCY CLOSE WHITCHURCH SY13 1WE 112 £2,589 19/12/2018 £292,950 D 4 PERCY CLOSE WHITCHURCH SY13 1WE 112 £2,616 16/11/2018 £247,950 D 6 PERCY CLOSE WHITCHURCH SY13 1WE 97 £2,556 23/11/2018 £254,950 D 8 PERCY CLOSE WHITCHURCH SY13 1WE 97 £2,628 06/12/2018 £247,950 D 10 PERCY CLOSE WHITCHURCH SY13 1WE 97 £2,556 17/05/2019 £295,000 D ELVINGTON HOUSE HEATHWOOD ROAD HIGHER HEATH WHITCHURCH SY13 2HG 137 £2,153 01/07/2019 £299,950 D HENLOW HOUSE HEATHWOOD ROAD HIGHER HEATH WHITCHURCH SY13 2HG 137 £2,189

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28/06/2019 £185,000 S 4 THE PINES HIGHER HEATH WHITCHURCH SY13 2LZ #DIV/0! 31/01/2019 £185,000 S 6 THE PINES HIGHER HEATH WHITCHURCH SY13 2LZ #DIV/0! 29/03/2019 £185,000 S 10 THE PINES HIGHER HEATH WHITCHURCH SY13 2LZ #DIV/0! 08/08/2019 £185,000 S 11 THE PINES HIGHER HEATH WHITCHURCH SY13 2LZ #DIV/0! 30/04/2018 £295,000 D 7 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 131 £2,252 13/07/2018 £295,000 D 9 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 131 £2,252 09/02/2018 £295,000 D 10 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 117 £2,521 12/01/2018 £325,000 D 11 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 140 £2,321 13/07/2018 £270,000 D 12 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 117 £2,308 31/07/2018 £250,000 D 14 THE PASTURES TILSTOCK WHITCHURCH SY13 3LP 115 £2,174 07/08/2018 £212,500 S 14 BADGER CRESCENT WHITCHURCH SY13 4JL 96 £2,214 27/04/2018 £340,000 D 16 BADGER CRESCENT WHITCHURCH SY13 4JL 143 £2,378 16/02/2018 £250,000 S 20 BADGER CRESCENT WHITCHURCH SY13 4JL 125 £2,000 05/11/2018 £300,000 D 24 BADGER CRESCENT WHITCHURCH SY13 4JL 140 £2,143 23/02/2018 £330,000 D 26 BADGER CRESCENT WHITCHURCH SY13 4JL 143 £2,308 27/04/2018 £220,000 S 30 BADGER CRESCENT WHITCHURCH SY13 4JL 113 £1,947 12/02/2018 £230,000 S 32 BADGER CRESCENT WHITCHURCH SY13 4JL 113 £2,035 29/06/2018 £300,000 D 34 BADGER CRESCENT WHITCHURCH SY13 4JL 140 £2,143 27/04/2018 £235,000 D 1 HAZELNUT WAY WHITCHURCH SY13 4JN 96 £2,448 14/09/2018 £207,500 S 2 HAZELNUT WAY WHITCHURCH SY13 4JN 96 £2,161 25/05/2018 £235,000 D 3 HAZELNUT WAY WHITCHURCH SY13 4JN 96 £2,448 29/06/2018 £340,000 D 4 HAZELNUT WAY WHITCHURCH SY13 4JN 143 £2,378 27/04/2018 £220,000 S 5 HAZELNUT WAY WHITCHURCH SY13 4JN 106 £2,075 10/08/2018 £265,000 D 6 HAZELNUT WAY WHITCHURCH SY13 4JN 115 £2,304 04/05/2018 £220,000 S 7 HAZELNUT WAY WHITCHURCH SY13 4JN 106 £2,075 07/11/2018 £280,000 D 8 HAZELNUT WAY WHITCHURCH SY13 4JN 134 £2,090 03/08/2018 £300,000 D 9 HAZELNUT WAY WHITCHURCH SY13 4JN 140 £2,143 23/11/2018 £360,000 D 10 HAZELNUT WAY WHITCHURCH SY13 4JN 177 £2,034 20/12/2018 £425,000 D 11 HAZELNUT WAY WHITCHURCH SY13 4JN 216 £1,968 29/06/2018 £400,000 D 12 HAZELNUT WAY WHITCHURCH SY13 4JN 177 £2,260 29/06/2018 £305,000 D 13 HAZELNUT WAY WHITCHURCH SY13 4JN 135 £2,259 28/08/2018 £305,000 D 14 HAZELNUT WAY WHITCHURCH SY13 4JN 140 £2,179 08/06/2018 £300,000 D 16 HAZELNUT WAY WHITCHURCH SY13 4JN 125 £2,400 02/11/2018 £320,000 D 18 HAZELNUT WAY WHITCHURCH SY13 4JN 140 £2,286 28/06/2018 £400,000 D 22 HAZELNUT WAY WHITCHURCH SY13 4JN 177 £2,260 15/11/2018 £285,000 D 2 THE SQUIRRELS WHITCHURCH SY13 4JU 125 £2,280 29/03/2019 £169,950 T 9 GLENBURN GARDENS SHREWSBURY SY2 5SY 57 £2,982 13/12/2018 £164,950 S 10 GLENBURN GARDENS SHREWSBURY SY2 5SY 57 £2,894 12/10/2018 £179,950 S 11 GLENBURN GARDENS SHREWSBURY SY2 5SY 67 £2,686 05/11/2018 £179,950 T 12 GLENBURN GARDENS SHREWSBURY SY2 5SY 67 £2,686 16/03/2018 £271,200 D 38 REDWING FIELDS SHREWSBURY SY2 5SZ 110 £2,465 23/03/2018 £303,500 S 54 REDWING FIELDS SHREWSBURY SY2 5SZ 120 £2,529 19/01/2018 £205,950 S 76 REDWING FIELDS SHREWSBURY SY2 5SZ 81 £2,543 09/03/2018 £194,950 S 78 REDWING FIELDS SHREWSBURY SY2 5SZ 75 £2,599 02/02/2018 £194,950 S 80 REDWING FIELDS SHREWSBURY SY2 5SZ 75 £2,599 09/02/2018 £205,950 S 82 REDWING FIELDS SHREWSBURY SY2 5SZ 81 £2,543 23/02/2018 £194,950 S 84 REDWING FIELDS SHREWSBURY SY2 5SZ 75 £2,599

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29/03/2018 £207,500 S 86 REDWING FIELDS SHREWSBURY SY2 5SZ 81 £2,562 12/11/2018 £199,950 S 281B MONKMOOR ROAD SHREWSBURY SY2 5TF 81 £2,469 19/11/2018 £199,950 S 281C MONKMOOR ROAD SHREWSBURY SY2 5TF 81 £2,469 13/05/2019 £333,000 D 1 GARDENERS PLACE SHREWSBURY SY2 6FH 123 £2,707 28/06/2019 £333,000 D 2 GARDENERS PLACE SHREWSBURY SY2 6FH 123 £2,707 30/08/2019 £239,950 S 3 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,285 18/04/2019 £290,000 D 4 GARDENERS PLACE SHREWSBURY SY2 6FH 107 £2,710 10/05/2019 £249,950 S 5 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,380 26/04/2019 £390,000 D 6 GARDENERS PLACE SHREWSBURY SY2 6FH 151 £2,583 08/05/2019 £244,995 S 7 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,333 08/05/2019 £330,000 D 8 GARDENERS PLACE SHREWSBURY SY2 6FH 122 £2,705 30/08/2019 £239,950 S 9 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,285 14/05/2019 £244,995 S 10 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,333 28/06/2019 £336,000 D 11 GARDENERS PLACE SHREWSBURY SY2 6FH 123 £2,732 01/05/2019 £249,995 S 12 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,381 07/06/2019 £289,950 D 14 GARDENERS PLACE SHREWSBURY SY2 6FH 106 £2,735 24/05/2019 £330,000 D 16 GARDENERS PLACE SHREWSBURY SY2 6FH 122 £2,705 14/06/2019 £291,000 D 18 GARDENERS PLACE SHREWSBURY SY2 6FH 107 £2,720 02/09/2019 £210,000 S 111 GARDENERS PLACE SHREWSBURY SY2 6FH 68 £3,088 10/09/2019 £169,950 T 115 GARDENERS PLACE SHREWSBURY SY2 6FH 55 £3,090 06/09/2019 £167,500 T 117 GARDENERS PLACE SHREWSBURY SY2 6FH 55 £3,045 12/09/2019 £233,000 T 119 GARDENERS PLACE SHREWSBURY SY2 6FH 79 £2,949 28/06/2019 £210,950 T 121 GARDENERS PLACE SHREWSBURY SY2 6FH 68 £3,102 28/06/2019 £189,950 T 123 GARDENERS PLACE SHREWSBURY SY2 6FH 68 £2,793 05/07/2019 £232,000 T 125 GARDENERS PLACE SHREWSBURY SY2 6FH 79 £2,937 28/06/2019 £252,500 S 127 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,405 28/06/2019 £247,000 S 129 GARDENERS PLACE SHREWSBURY SY2 6FH 105 £2,352 21/09/2018 £380,000 D 60 MURRELL WAY SHREWSBURY SY2 6FL 163 £2,331 19/01/2018 £288,500 D 64 MURRELL WAY SHREWSBURY SY2 6FL 107 £2,696 28/03/2018 £338,950 D 68 MURRELL WAY SHREWSBURY SY2 6FL 128 £2,648 27/04/2018 £328,950 D 70 MURRELL WAY SHREWSBURY SY2 6FL 122 £2,696 27/04/2018 £385,950 D 72 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,556 29/03/2018 £288,995 D 74 MURRELL WAY SHREWSBURY SY2 6FL 107 £2,701 28/03/2018 £289,950 D 76 MURRELL WAY SHREWSBURY SY2 6FL 107 £2,710 25/05/2018 £384,000 D 78 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,543 25/05/2018 £384,500 D 80 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,546 19/09/2018 £425,000 D 82 MURRELL WAY SHREWSBURY SY2 6FL 163 £2,607 12/09/2018 £390,000 D 84 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,583 12/09/2018 £328,000 D 86 MURRELL WAY SHREWSBURY SY2 6FL 122 £2,689 29/08/2018 £391,500 D 88 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,593 19/10/2018 £395,950 D 90 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,622 16/11/2018 £333,950 D 92 MURRELL WAY SHREWSBURY SY2 6FL 122 £2,737 23/11/2018 £396,950 D 94 MURRELL WAY SHREWSBURY SY2 6FL 151 £2,629 31/10/2018 £430,500 D 96 MURRELL WAY SHREWSBURY SY2 6FL 163 £2,641 11/01/2019 £230,000 S 119 MURRELL WAY SHREWSBURY SY2 6FN 79 £2,911 14/12/2018 £215,000 S 121 MURRELL WAY SHREWSBURY SY2 6FN 79 £2,722 07/03/2019 £195,000 D 123 MURRELL WAY SHREWSBURY SY2 6FN 68 £2,868

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21/12/2018 £176,500 T 125 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,209 20/12/2018 £176,500 T 127 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,209 08/08/2019 £199,950 T 129 MURRELL WAY SHREWSBURY SY2 6FN 68 £2,940 02/02/2018 £285,000 D 131 MURRELL WAY SHREWSBURY SY2 6FN 107 £2,664 27/04/2018 £223,950 T 141 MURRELL WAY SHREWSBURY SY2 6FN 79 £2,835 27/04/2018 £175,000 T 143 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,182 29/06/2018 £175,500 T 145 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,191 27/04/2018 £177,000 T 147 MURRELL WAY SHREWSBURY SY2 6FN 68 £2,603 27/04/2018 £176,000 T 149 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,200 27/04/2018 £175,000 T 151 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,182 27/04/2018 £199,950 T 153 MURRELL WAY SHREWSBURY SY2 6FN 68 £2,940 29/06/2018 £231,500 T 157 MURRELL WAY SHREWSBURY SY2 6FN 79 £2,930 29/06/2018 £175,000 T 159 MURRELL WAY SHREWSBURY SY2 6FN 55 £3,182 29/06/2018 £205,000 T 161 MURRELL WAY SHREWSBURY SY2 6FN 68 £3,015 01/07/2019 £223,000 D 1 SIMPSON WAY SHREWSBURY SY2 6FT 128 £1,742 12/07/2019 £220,000 S 1 ROBERTS WAY SHREWSBURY SY2 6FU 73 £3,014 26/07/2019 £224,995 S 3 ROBERTS WAY SHREWSBURY SY2 6FU 73 £3,082 19/07/2019 £224,995 S 6 ROBERTS WAY SHREWSBURY SY2 6FU 73 £3,082 30/08/2019 £184,000 T 12 ROBERTS WAY SHREWSBURY SY2 6FU 62 £2,968 07/06/2019 £367,500 D 7 OTELEY ROAD SHREWSBURY SY2 6GD 142 £2,588 05/08/2019 £369,500 D 9 OTELEY ROAD SHREWSBURY SY2 6GD 142 £2,602 26/07/2019 £376,500 D 13 OTELEY ROAD SHREWSBURY SY2 6GD 145 £2,597 31/05/2019 £344,995 D 15 OTELEY ROAD SHREWSBURY SY2 6GD 128 £2,695 31/05/2019 £384,995 D 8 MAXFIELD DRIVE SHREWSBURY SY2 6GE 138 £2,790 31/07/2019 £224,995 S 12 MAXFIELD DRIVE SHREWSBURY SY2 6GE 73 £3,082 16/03/2018 £212,000 S 6 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,789 30/11/2018 £219,000 T 12 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,882 29/03/2019 £228,000 T 13 HENDRICK CRESCENT SHREWSBURY SY2 6JF 79 £2,886 27/07/2018 £215,000 T 14 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,829 14/12/2018 £208,500 T 15 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,743 31/08/2018 £210,000 T 16 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,763 30/11/2018 £218,000 T 17 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,868 29/06/2018 £214,000 S 18 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,816 30/11/2018 £219,000 S 19 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,882 29/06/2018 £210,000 T 20 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,763 29/11/2018 £235,000 S 21 HENDRICK CRESCENT SHREWSBURY SY2 6JF 79 £2,975 29/06/2018 £210,000 S 22 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,763 30/11/2018 £265,000 D 23 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £2,978 25/06/2018 £250,000 D 24 HENDRICK CRESCENT SHREWSBURY SY2 6JF 86 £2,907 15/03/2019 £315,000 D 25 HENDRICK CRESCENT SHREWSBURY SY2 6JF 114 £2,763 29/06/2018 £252,000 D 26 HENDRICK CRESCENT SHREWSBURY SY2 6JF 86 £2,930 14/12/2018 £320,500 D 27 HENDRICK CRESCENT SHREWSBURY SY2 6JF 114 £2,811 31/08/2018 £299,000 D 28 HENDRICK CRESCENT SHREWSBURY SY2 6JF 114 £2,623 14/12/2018 £320,000 D 29 HENDRICK CRESCENT SHREWSBURY SY2 6JF 114 £2,807 31/08/2018 £298,000 D 30 HENDRICK CRESCENT SHREWSBURY SY2 6JF 114 £2,614 10/01/2019 £266,000 D 31 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £2,989 30/08/2018 £218,000 S 32 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,868

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30/04/2019 £248,000 D 33 HENDRICK CRESCENT SHREWSBURY SY2 6JF 87 £2,851 28/09/2018 £230,000 S 34 HENDRICK CRESCENT SHREWSBURY SY2 6JF 79 £2,911 29/03/2019 £177,000 T 35 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,902 14/12/2018 £182,000 T 36 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,984 29/03/2019 £174,000 T 37 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,852 19/12/2018 £169,000 T 38 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,770 29/03/2019 £173,000 T 39 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,836 20/12/2018 £175,000 T 40 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,869 28/06/2019 £260,000 D 41 HENDRICK CRESCENT SHREWSBURY SY2 6JF 95 £2,737 20/12/2018 £256,000 D 42 HENDRICK CRESCENT SHREWSBURY SY2 6JF 87 £2,943 26/04/2019 £330,000 D 43 HENDRICK CRESCENT SHREWSBURY SY2 6JF 125 £2,640 26/04/2019 £249,000 D 44 HENDRICK CRESCENT SHREWSBURY SY2 6JF 87 £2,862 31/05/2019 £268,000 D 45 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £3,011 28/02/2019 £249,000 D 46 HENDRICK CRESCENT SHREWSBURY SY2 6JF 86 £2,895 24/05/2019 £267,000 D 47 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £3,000 14/12/2018 £257,000 D 48 HENDRICK CRESCENT SHREWSBURY SY2 6JF 95 £2,705 20/12/2018 £235,000 S 50 HENDRICK CRESCENT SHREWSBURY SY2 6JF 79 £2,975 28/06/2019 £247,000 D 51 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £3,250 14/12/2018 £218,000 S 52 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,868 30/08/2019 £250,000 D 53 HENDRICK CRESCENT SHREWSBURY SY2 6JF 87 £2,874 14/12/2018 £255,000 D 54 HENDRICK CRESCENT SHREWSBURY SY2 6JF 86 £2,965 28/06/2019 £255,000 D 55 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £2,865 28/06/2019 £249,500 D 56 HENDRICK CRESCENT SHREWSBURY SY2 6JF 86 £2,901 31/05/2019 £219,500 S 57 HENDRICK CRESCENT SHREWSBURY SY2 6JF 89 £2,466 26/04/2019 £179,000 T 58 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,934 28/06/2019 £221,000 S 59 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,908 22/03/2019 £168,000 T 60 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,754 28/02/2019 £180,000 T 62 HENDRICK CRESCENT SHREWSBURY SY2 6JF 61 £2,951 26/07/2019 £260,000 D 64 HENDRICK CRESCENT SHREWSBURY SY2 6JF 87 £2,989 28/06/2019 £261,000 D 65 HENDRICK CRESCENT SHREWSBURY SY2 6JF #DIV/0! 28/06/2019 £219,500 S 67 HENDRICK CRESCENT SHREWSBURY SY2 6JF #DIV/0! 28/06/2019 £219,000 S 69 HENDRICK CRESCENT SHREWSBURY SY2 6JF #DIV/0! 26/07/2019 £218,000 T 71 HENDRICK CRESCENT SHREWSBURY SY2 6JF 76 £2,868 29/03/2018 £211,000 S 1 EASTHOPE WAY SHREWSBURY SY2 6JG 76 £2,776 25/05/2018 £250,000 D 5 EASTHOPE WAY SHREWSBURY SY2 6JG 89 £2,809 29/03/2018 £256,000 D 7 EASTHOPE WAY SHREWSBURY SY2 6JG 89 £2,876 29/03/2018 £298,000 D 9 EASTHOPE WAY SHREWSBURY SY2 6JG 114 £2,614 12/04/2018 £210,000 T 10 EASTHOPE WAY SHREWSBURY SY2 6JG 76 £2,763 29/03/2018 £258,000 D 11 EASTHOPE WAY SHREWSBURY SY2 6JG 89 £2,899 28/02/2018 £211,000 T 12 EASTHOPE WAY SHREWSBURY SY2 6JG 76 £2,776 29/03/2018 £246,950 D 13 EASTHOPE WAY SHREWSBURY SY2 6JG 87 £2,839 04/06/2018 £247,000 D 14 EASTHOPE WAY SHREWSBURY SY2 6JG 86 £2,872 05/10/2018 £330,000 D 15 EASTHOPE WAY SHREWSBURY SY2 6JG 125 £2,640 29/03/2018 £241,500 D 16 EASTHOPE WAY SHREWSBURY SY2 6JG 86 £2,808 20/12/2018 £310,000 D 17 EASTHOPE WAY SHREWSBURY SY2 6JG 125 £2,480 26/03/2018 £248,000 D 18 EASTHOPE WAY SHREWSBURY SY2 6JG 86 £2,884 27/07/2018 £329,000 D 19 EASTHOPE WAY SHREWSBURY SY2 6JG 117 £2,812

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23/02/2018 £295,000 D 20 EASTHOPE WAY SHREWSBURY SY2 6JG 114 £2,588 08/03/2018 £295,500 D 22 EASTHOPE WAY SHREWSBURY SY2 6JG 114 £2,592 29/03/2018 £296,000 D 24 EASTHOPE WAY SHREWSBURY SY2 6JG 114 £2,596 03/05/2018 £249,000 D 26 EASTHOPE WAY SHREWSBURY SY2 6JG 87 £2,862 27/09/2018 £262,000 D 28 EASTHOPE WAY SHREWSBURY SY2 6JG 89 £2,944 29/06/2018 £321,000 D 30 EASTHOPE WAY SHREWSBURY SY2 6JG 117 £2,744 30/08/2018 £250,000 D 1 JANCEY CLOSE SHREWSBURY SY2 6JH 87 £2,874 24/08/2018 £338,000 D 2 JANCEY CLOSE SHREWSBURY SY2 6JH 125 £2,704 28/09/2018 £252,000 D 3 JANCEY CLOSE SHREWSBURY SY2 6JH 86 £2,930 09/11/2018 £328,000 D 4 JANCEY CLOSE SHREWSBURY SY2 6JH 125 £2,624 31/08/2018 £325,000 D 6 JANCEY CLOSE SHREWSBURY SY2 6JH 120 £2,708 28/02/2019 £202,950 F 1 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 56 £3,624 28/02/2019 £228,562 F 2 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 82 £2,787 28/03/2019 £217,577 F 3 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £2,720 06/02/2019 £219,950 F 4 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 54 £4,073 28/02/2019 £204,950 F 5 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 58 £3,534 28/02/2019 £228,529 F 6 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £2,857 26/02/2019 £324,950 F 7 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £4,062 14/02/2018 £344,950 F 8 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 86 £4,011 28/02/2019 £143,599 F 9 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 54 £2,659 28/02/2019 £221,228 F 10 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 77 £2,873 27/02/2019 £206,100 F 11 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 55 £3,747 22/02/2019 £196,100 F 12 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 55 £3,565 28/02/2019 £201,785 F 14 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 77 £2,621 28/02/2019 £189,950 F 15 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 55 £3,454 28/02/2019 £205,148 F 16 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £2,564 28/02/2019 £251,963 F 17 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 93 £2,709 28/02/2019 £205,148 F 18 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 82 £2,502 28/02/2019 £309,950 F 19 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £3,874 28/02/2019 £151,864 F 20 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 57 £2,664 28/02/2019 £151,864 F 21 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 54 £2,812 28/02/2019 £148,214 F 22 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 58 £2,555 28/02/2019 £224,878 F 23 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 82 £2,742 28/02/2019 £221,228 F 24 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 80 £2,765 26/02/2019 £311,950 F 25 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 86 £3,627 28/02/2019 £144,563 F 26 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 54 £2,677 28/02/2019 £265,036 F 27 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 125 £2,120 28/02/2019 £170,118 F 28 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 69 £2,465 28/02/2019 £243,132 F 29 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 92 £2,643 28/02/2019 £155,515 F 30 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 65 £2,393 28/02/2019 £133,611 F 31 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 54 £2,474 28/02/2019 £266,950 F 32 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 135 £1,977 28/02/2019 £243,132 F 33 SUMMERFIELD PLACE SHREWSBURY SY2 6JX 86 £2,827 30/08/2019 £180,000 S 1 WILDE MEADOW SHREWSBURY SY2 6LX 61 £2,951 30/08/2019 £221,000 S 6 WILDE MEADOW SHREWSBURY SY2 6LX 76 £2,908 13/09/2019 £247,400 S 10 WILDE MEADOW SHREWSBURY SY2 6LX 79 £3,132 31/05/2019 £172,000 S 20 WILDE MEADOW SHREWSBURY SY2 6LX 61 £2,820

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22/02/2019 £182,000 T 26 WILDE MEADOW SHREWSBURY SY2 6LX 61 £2,984 29/03/2019 £169,000 T 28 WILDE MEADOW SHREWSBURY SY2 6LX 61 £2,770 22/03/2019 £181,500 T 30 WILDE MEADOW SHREWSBURY SY2 6LX 61 £2,975 18/04/2019 £216,000 S 34 WILDE MEADOW SHREWSBURY SY2 6LX 76 £2,842 29/06/2018 £128,000 T 30 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,065 29/06/2018 £128,000 T 32 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,065 13/07/2018 £128,000 T 34 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,065 14/09/2018 £177,450 D 35 BARLEY MEADOWS LLANYMYNECH SY22 6JX 76 £2,335 27/07/2018 £128,000 T 36 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,065 04/09/2018 £167,000 D 37 BARLEY MEADOWS LLANYMYNECH SY22 6JX 74 £2,257 20/07/2018 £125,000 T 38 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,016 10/08/2018 £179,950 D 39 BARLEY MEADOWS LLANYMYNECH SY22 6JX 76 £2,368 27/07/2018 £128,000 T 40 BARLEY MEADOWS LLANYMYNECH SY22 6JX 62 £2,065 20/12/2018 £166,000 D 41 BARLEY MEADOWS LLANYMYNECH SY22 6JX 74 £2,243 06/08/2019 £174,950 D 46 BARLEY MEADOWS LLANYMYNECH SY22 6JX 74 £2,364 01/08/2019 £174,000 D 48 BARLEY MEADOWS LLANYMYNECH SY22 6JX 74 £2,351 09/07/2019 £178,950 D 50 BARLEY MEADOWS LLANYMYNECH SY22 6JX 76 £2,355 10/05/2019 £279,950 D 58 BARLEY MEADOWS LLANYMYNECH SY22 6JX 139 £2,014 13/09/2019 £232,000 D 60 BARLEY MEADOWS LLANYMYNECH SY22 6JX 129 £1,798 07/06/2019 £177,950 D 62 BARLEY MEADOWS LLANYMYNECH SY22 6JX 76 £2,341 12/04/2019 £177,950 D 64 BARLEY MEADOWS LLANYMYNECH SY22 6JX 74 £2,405 04/05/2018 £327,450 D 8 JARVIS DRIVE BAYSTON HILL SHREWSBURY SY3 0LS 118 £2,775 18/04/2018 £321,950 D 10 JARVIS DRIVE BAYSTON HILL SHREWSBURY SY3 0LS 118 £2,728 07/06/2019 £169,950 F 47 LEIGHTON PARK BICTON HEATH SHREWSBURY SY3 5FS 64 £2,655 06/03/2018 £179,950 F 73 LEIGHTON PARK BICTON HEATH SHREWSBURY SY3 5FS 66 £2,727 27/09/2018 £227,000 F 75 LEIGHTON PARK BICTON HEATH SHREWSBURY SY3 5FS 86 £2,640 15/06/2018 £194,950 F 117 LEIGHTON PARK BICTON HEATH SHREWSBURY SY3 5FS 72 £2,708 23/02/2018 £234,950 F 60 LEIGHTON PARK BICTON HEATH SHREWSBURY SY3 5FT 88 £2,670 10/01/2018 £329,950 D 19 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 120 £2,750 12/04/2018 £154,950 F 33 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 54 £2,869 11/05/2018 £139,950 F 35 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 40 £3,499 23/03/2018 £154,950 F 37 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 45 £3,443 05/10/2018 £143,000 F 39 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 54 £2,648 20/04/2018 £129,950 F 41 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 40 £3,249 25/05/2018 £67,884 F 45 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 54 £1,257 11/05/2018 £129,950 F 47 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 40 £3,249 04/05/2018 £142,500 F 49 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 45 £3,167 16/03/2018 £144,500 F 55 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 54 £2,676 12/01/2018 £214,950 F 61 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 86 £2,499 23/01/2018 £209,950 F 71 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FU 86 £2,441 28/09/2018 £284,950 D 4 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 100 £2,850 31/07/2018 £279,950 D 6 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 100 £2,800 31/08/2018 £279,950 D 8 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 100 £2,800 10/08/2018 £339,950 D 10 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 120 £2,833 14/09/2018 £219,950 T 12 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 81 £2,715 05/06/2019 £164,950 F 14 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 48 £3,436 07/12/2018 £159,950 F 16 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 39 £4,101

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29/10/2018 £154,950 F 18 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 57 £2,718 25/07/2018 £159,950 F 20 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 59 £2,711 08/08/2019 £144,950 F 22 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 56 £2,588 25/01/2019 £144,950 F 24 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 52 £2,788 30/11/2018 £214,950 F 30 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 78 £2,756 16/11/2018 £224,950 F 32 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 82 £2,743 02/08/2019 £172,500 F 34 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 63 £2,738 21/12/2018 £144,950 F 36 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 52 £2,788 09/08/2018 £192,450 F 46A THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 69 £2,789 31/08/2018 £144,950 F 46B THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 46 £3,151 28/11/2018 £143,500 F 46D THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 61 £2,352 02/03/2018 £89,626 F 58 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 79 £1,135 07/08/2018 £275,000 F 60 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 95 £2,895 16/03/2018 £214,950 F 62 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 71 £3,027 20/04/2018 £219,950 F 64 THE FURLONGS BICTON HEATH SHREWSBURY SY3 5FW 72 £3,055 03/12/2018 £202,450 F 1 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 66 £3,067 21/09/2018 £179,950 T 2 OLIVER ROAD SHREWSBURY SY3 5FX 69 £2,608 27/06/2019 £325,000 F 3 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 125 £2,600 14/09/2018 £204,950 T 4 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 75 £2,733 24/08/2018 £294,950 F 5 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 100 £2,950 28/09/2018 £222,500 S 6 OLIVER ROAD SHREWSBURY SY3 5FX 81 £2,747 26/10/2018 £174,950 S 8 OLIVER ROAD SHREWSBURY SY3 5FX 58 £3,016 09/11/2018 £174,950 S 10 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 58 £3,016 26/04/2019 £299,950 F 11 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 95 £3,157 20/11/2018 £212,500 S 12 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 75 £2,833 10/05/2019 £144,950 F 13 OLIVER ROAD SHREWSBURY SY3 5FX 48 £3,020 16/11/2018 £212,500 S 14 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 75 £2,833 12/04/2019 £129,950 F 15 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 41 £3,170 16/11/2018 £222,500 S 16 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 81 £2,747 23/08/2019 £169,950 F 17 OLIVER ROAD SHREWSBURY SY3 5FX 50 £3,399 21/11/2018 £169,950 T 18 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 58 £2,930 29/03/2019 £144,950 F 19 OLIVER ROAD SHREWSBURY SY3 5FX 48 £3,020 12/12/2018 £85,803 T 20 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 58 £1,479 15/03/2019 £129,950 F 21 OLIVER ROAD SHREWSBURY SY3 5FX 41 £3,170 12/12/2018 £85,803 T 22 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 58 £1,479 14/03/2019 £124,950 F 23 OLIVER ROAD SHREWSBURY SY3 5FX 36 £3,471 07/06/2019 £249,950 F 25 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 84 £2,976 12/04/2019 £244,950 F 27 OLIVER ROAD BICTON HEATH SHREWSBURY SY3 5FX 82 £2,987 11/05/2018 £397,500 D 1 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 142 £2,799 25/05/2018 £404,950 D 2 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 142 £2,852 20/04/2018 £339,950 D 3 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 120 £2,833 18/05/2018 £439,950 D 4 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 158 £2,784 13/07/2018 £427,500 D 5 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 158 £2,706 11/05/2018 £404,950 D 6 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 142 £2,852 05/10/2018 £442,500 D 7 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 158 £2,801 13/04/2018 £424,950 D THE ASHES, 8 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 158 £2,690 15/06/2018 £344,950 D 9 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 120 £2,875

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08/06/2018 £404,950 D 11 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 142 £2,852 16/03/2018 £429,950 D 13 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 158 £2,721 09/03/2018 £334,950 D 15 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 120 £2,791 09/03/2018 £334,950 D 17 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 120 £2,791 06/04/2018 £339,950 D 19 BRADMAN DRIVE BICTON HEATH SHREWSBURY SY3 5FZ 120 £2,833 02/05/2018 £505,000 D 1 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 154 £3,279 14/09/2018 £496,000 D 2 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 154 £3,221 06/04/2018 £491,000 D 3 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 154 £3,188 15/06/2018 £665,000 D 5 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 181 £3,674 13/07/2018 £396,000 D 8 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 121 £3,273 09/08/2018 £399,500 D 9 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 121 £3,302 27/04/2018 £397,500 D 10 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 121 £3,285 24/07/2018 £392,000 D 11 BEAUFORT RIDGE SHELTON SHREWSBURY SY3 8BQ 121 £3,240 14/12/2018 £699,950 D 5 BERKELEY FIELDS SHREWSBURY SY3 8EJ 198 £3,535 22/03/2019 £575,000 D 6 BERKELEY FIELDS SHREWSBURY SY3 8EJ 162 £3,549 15/03/2019 £694,950 D 8 BERKELEY FIELDS SHREWSBURY SY3 8EJ 198 £3,510 16/11/2018 £544,950 D 9 BERKELEY FIELDS SHREWSBURY SY3 8EJ 162 £3,364 08/03/2019 £750,000 D 10 BERKELEY FIELDS SHREWSBURY SY3 8EJ 222 £3,378 02/11/2018 £554,950 D 11 BERKELEY FIELDS SHREWSBURY SY3 8EJ 162 £3,426 12/02/2019 £779,950 D 12 BERKELEY FIELDS SHREWSBURY SY3 8EJ 262 £2,977 20/07/2018 £634,950 D 13 BERKELEY FIELDS SHREWSBURY SY3 8EJ 196 £3,240 07/05/2019 £734,950 D 14 BERKELEY FIELDS SHREWSBURY SY3 8EJ 233 £3,154 03/08/2018 £524,950 D 15 BERKELEY FIELDS SHREWSBURY SY3 8EJ 162 £3,240 07/06/2019 £734,950 D 16 BERKELEY FIELDS SHREWSBURY SY3 8EJ 233 £3,154 17/09/2018 £614,950 D 17 BERKELEY FIELDS SHREWSBURY SY3 8EJ 198 £3,106 18/04/2019 £814,950 D 18 BERKELEY FIELDS SHREWSBURY SY3 8EJ 262 £3,110 28/09/2018 £699,950 D 19 BERKELEY FIELDS SHREWSBURY SY3 8EJ 198 £3,535 21/12/2018 £750,000 D 21 BERKELEY FIELDS SHREWSBURY SY3 8EJ 222 £3,378 08/08/2018 £74,000 F 5 RADBROOK HALL COURT SHREWSBURY SY3 9AF 52 £1,423 04/07/2018 £87,500 F 9 RADBROOK HALL COURT SHREWSBURY SY3 9AF 56 £1,563 20/07/2018 £80,000 F 19 RADBROOK HALL COURT SHREWSBURY SY3 9AF 54 £1,481 20/07/2018 £79,000 F 29 RADBROOK HALL COURT SHREWSBURY SY3 9AF 58 £1,362 04/07/2018 £87,500 F 37 RADBROOK HALL COURT SHREWSBURY SY3 9AF 58 £1,509 16/11/2018 £95,000 F 46 RADBROOK HALL COURT SHREWSBURY SY3 9AF 53 £1,792 04/07/2018 £87,500 F 50 RADBROOK HALL COURT SHREWSBURY SY3 9AF 53 £1,651 04/07/2018 £87,500 F 55 RADBROOK HALL COURT SHREWSBURY SY3 9AF 50 £1,750 02/11/2018 £273,500 S 1 DRAPERS RISE SHREWSBURY SY3 9FL 96 £2,849 09/11/2018 £273,500 D 3 DRAPERS RISE SHREWSBURY SY3 9FL 96 £2,849 15/02/2019 £375,000 D 5 DRAPERS RISE SHREWSBURY SY3 9FL 137 £2,737 06/09/2019 £245,000 T 8 DRAPERS RISE SHREWSBURY SY3 9FN 93 £2,634 12/06/2019 £186,500 F 28 DRAPERS RISE SHREWSBURY SY3 9FN 58 £3,216 08/03/2019 £186,500 F 30 DRAPERS RISE SHREWSBURY SY3 9FN 58 £3,216 08/03/2019 £175,000 F 32 DRAPERS RISE SHREWSBURY SY3 9FN 59 £2,966 28/06/2019 £175,000 F 34 DRAPERS RISE SHREWSBURY SY3 9FN 59 £2,966 15/03/2019 £175,000 F 36 DRAPERS RISE SHREWSBURY SY3 9FN 58 £3,017 15/03/2019 £246,500 S 48 DRAPERS RISE SHREWSBURY SY3 9FN 93 £2,651 22/03/2019 £246,500 S 50 DRAPERS RISE SHREWSBURY SY3 9FN 93 £2,651

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26/04/2019 £245,000 T 52 DRAPERS RISE SHREWSBURY SY3 9FN 93 £2,634 12/07/2019 £245,000 T 58 DRAPERS RISE SHREWSBURY SY3 9FN 93 £2,634 28/06/2019 £375,000 D 76 DRAPERS RISE SHREWSBURY SY3 9FN 141 £2,660 30/08/2019 £425,000 D 82 DRAPERS RISE SHREWSBURY SY3 9FN 161 £2,640 09/08/2019 £402,500 D 84 DRAPERS RISE SHREWSBURY SY3 9FN 148 £2,720 19/01/2018 £184,500 S 1 CHANTRY PLACE SHREWSBURY SY3 9FP 68 £2,713 18/05/2018 £223,500 T 2 CHANTRY PLACE SHREWSBURY SY3 9FP 85 £2,629 12/10/2018 £284,500 D 11 CHANTRY PLACE SHREWSBURY SY3 9FP 95 £2,995 15/05/2018 £284,500 D 13 CHANTRY PLACE SHREWSBURY SY3 9FP 95 £2,995 27/07/2018 £238,500 T 5 TANNERSDALE SHREWSBURY SY3 9FQ 86 £2,773 17/08/2018 £272,500 S 7 TANNERSDALE SHREWSBURY SY3 9FQ 96 £2,839 24/08/2018 £272,500 S 9 TANNERSDALE SHREWSBURY SY3 9FQ 96 £2,839 10/08/2018 £230,950 S 11 TANNERSDALE SHREWSBURY SY3 9FQ 85 £2,717 28/09/2018 £230,950 S 13 TANNERSDALE SHREWSBURY SY3 9FQ 85 £2,717 29/03/2019 £275,000 S 8 TANNERSDALE SHREWSBURY SY3 9FR 89 £3,090 03/05/2019 £275,000 S 10 TANNERSDALE SHREWSBURY SY3 9FR 89 £3,090 23/11/2018 £185,000 S 12 TANNERSDALE SHREWSBURY SY3 9FR 68 £2,721 22/02/2019 £185,000 S 14 TANNERSDALE SHREWSBURY SY3 9FR 68 £2,721 30/11/2018 £185,000 S 16 TANNERSDALE SHREWSBURY SY3 9FR 68 £2,721 19/07/2019 £238,500 S 18 TANNERSDALE SHREWSBURY SY3 9FR 86 £2,773 13/03/2019 £223,500 T 1 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,629 28/09/2018 £226,500 T 3 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,665 04/05/2018 £232,950 S 5 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,741 26/01/2018 £268,500 S 13 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,797 11/05/2018 £259,500 S 15 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,703 19/01/2018 £259,500 S 17 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,703 25/05/2018 £268,500 S 19 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,797 30/11/2018 £349,950 D 21 MERCERS LANE SHREWSBURY SY3 9FS 137 £2,554 31/08/2018 £357,950 D 23 MERCERS LANE SHREWSBURY SY3 9FS 137 £2,613 26/06/2019 £270,000 S 25 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,813 03/08/2018 £335,000 D 27 MERCERS LANE SHREWSBURY SY3 9FS 116 £2,888 06/04/2018 £230,000 S 29 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,706 29/06/2018 £230,950 S 31 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,717 14/09/2018 £332,500 D 33 MERCERS LANE SHREWSBURY SY3 9FS 116 £2,866 16/03/2018 £229,500 S 35 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,700 18/06/2018 £230,950 S 37 MERCERS LANE SHREWSBURY SY3 9FS 85 £2,717 02/03/2018 £268,500 S 39 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,797 09/03/2018 £268,500 S 41 MERCERS LANE SHREWSBURY SY3 9FS 96 £2,797 27/04/2018 £375,000 D 43 MERCERS LANE SHREWSBURY SY3 9FS 137 £2,737 20/04/2018 £375,000 D 45 MERCERS LANE SHREWSBURY SY3 9FS 137 £2,737 16/11/2018 £223,500 T 2 MERCERS LANE SHREWSBURY SY3 9FT 85 £2,629 19/10/2018 £226,500 T 4 MERCERS LANE SHREWSBURY SY3 9FT 85 £2,665 06/07/2018 £185,000 S 6 MERCERS LANE SHREWSBURY SY3 9FT 68 £2,721 29/06/2018 £185,000 S 8 MERCERS LANE SHREWSBURY SY3 9FT 68 £2,721 20/07/2018 £260,000 S 10 MERCERS LANE SHREWSBURY SY3 9FT 95 £2,737 15/06/2018 £259,000 S 12 MERCERS LANE SHREWSBURY SY3 9FT 95 £2,726 08/06/2018 £185,000 S 14 MERCERS LANE SHREWSBURY SY3 9FT 68 £2,721

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01/06/2018 £185,000 S 16 MERCERS LANE SHREWSBURY SY3 9FT 68 £2,721 06/07/2018 £230,950 S 18 MERCERS LANE SHREWSBURY SY3 9FT 85 £2,717 01/06/2018 £230,950 S 20 MERCERS LANE SHREWSBURY SY3 9FT 85 £2,717 26/10/2018 £369,950 D 22 MERCERS LANE SHREWSBURY SY3 9FT 137 £2,700 22/06/2018 £369,950 D 24 MERCERS LANE SHREWSBURY SY3 9FT 137 £2,700 12/04/2018 £295,500 D 26 MERCERS LANE SHREWSBURY SY3 9FT 95 £3,111 07/12/2018 £295,500 D 28 MERCERS LANE SHREWSBURY SY3 9FT 95 £3,111 10/08/2018 £225,000 D 1 RIDGEWOOD ROAD NESSCLIFFE SHREWSBURY SY4 1DP 85 £2,647 10/08/2018 £199,950 D 3 RIDGEWOOD ROAD NESSCLIFFE SHREWSBURY SY4 1DP 76 £2,631 17/08/2018 £225,000 D 1 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 85 £2,647 21/01/2019 £310,000 D 2 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 100 £3,100 07/09/2018 £225,000 D 3 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 85 £2,647 12/06/2019 £299,950 D 4 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 100 £3,000 14/12/2018 £199,950 D 5 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £2,631 28/09/2018 £185,000 S 7 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £2,434 21/09/2018 £185,000 S 9 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £2,434 01/03/2019 £239,950 D 10 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 88 £2,727 09/11/2018 £165,000 S 11 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 62 £2,661 16/11/2018 £165,000 S 13 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 62 £2,661 30/11/2018 £199,950 D 15 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £2,631 24/10/2018 £225,000 D 17 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 85 £2,647 14/06/2019 £102,598 T 19 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £1,350 14/06/2019 £102,598 T 21 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 62 £1,655 14/06/2019 £102,598 T 23 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £1,350 26/07/2019 £239,995 D 25 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 88 £2,727 26/07/2019 £185,000 D 27 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 76 £2,434 01/03/2019 £220,000 D 29 SANDHURST WAY NESSCLIFFE SHREWSBURY SY4 1DR 85 £2,588 28/03/2018 £199,450 S 22 CURLEW MEADOWS BASCHURCH SHREWSBURY SY4 2FA 86 £2,319 08/01/2018 £162,500 S 34 CURLEW MEADOWS BASCHURCH SHREWSBURY SY4 2FA 71 £2,289 20/04/2018 £162,000 S 38 CURLEW MEADOWS BASCHURCH SHREWSBURY SY4 2FA 71 £2,282 28/02/2018 £160,000 S 40 CURLEW MEADOWS BASCHURCH SHREWSBURY SY4 2FA 71 £2,254 28/02/2018 £165,000 S 42 CURLEW MEADOWS BASCHURCH SHREWSBURY SY4 2FA 71 £2,324 27/06/2018 £265,000 D 1 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 88 £3,011 28/06/2018 £325,000 D 8 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 122 £2,664 28/06/2018 £280,000 D 10 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 109 £2,569 29/06/2018 £319,950 D 12 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 123 £2,601 19/03/2018 £314,950 D 19 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 123 £2,561 25/04/2018 £325,000 D 20 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 122 £2,664 29/03/2018 £455,000 D 22 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 172 £2,645 07/03/2018 £318,000 D 24 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 123 £2,585 16/03/2018 £280,000 D 26 ALL SAINTS WAY PRESCOTT SHREWSBURY SY4 2FE 109 £2,569 31/01/2019 £330,000 D 3 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 122 £2,705 31/01/2019 £310,000 D 4 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 98 £3,163 29/03/2019 £345,000 D 5 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 126 £2,738 19/11/2018 £310,000 D 6 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 98 £3,163 24/05/2019 £330,000 D 7 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 122 £2,705 05/12/2018 £310,000 F 8 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 98 £3,163

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11/07/2019 £332,500 D 9 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 126 £2,639 18/12/2018 £300,000 D 10 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 109 £2,752 06/08/2019 £400,000 D 11 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 151 £2,649 25/02/2019 £445,000 D 12 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 166 £2,681 28/06/2019 £495,000 D 14 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 191 £2,592 26/04/2019 £340,000 D 16 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 126 £2,698 21/06/2019 £300,000 D 18 JAMES WAY BASCHURCH SHREWSBURY SY4 2FH 109 £2,752 18/12/2018 £265,000 D 2 DORRICOTT DRIVE BASCHURCH SHREWSBURY SY4 2FJ 93 £2,849 05/11/2018 £425,000 D 1 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 146 £2,911 03/12/2018 £417,000 D 3 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 147 £2,837 03/08/2018 £450,000 D 5 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 158 £2,848 24/08/2018 £345,000 D 21 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 117 £2,949 18/02/2019 £425,050 D 23 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 166 £2,561 29/06/2018 £297,450 D 25 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 108 £2,754 28/06/2018 £495,000 D 27 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 191 £2,592 21/06/2018 £510,000 D 29 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 191 £2,670 15/05/2018 £445,000 D 31 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 158 £2,816 29/03/2018 £265,000 D 41 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 75 £3,533 19/03/2018 £270,000 D 43 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 75 £3,600 02/03/2018 £315,000 D 45 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 96 £3,281 02/03/2018 £305,000 D 47 BLACKSMITHS VIEW HADNALL SHREWSBURY SY4 3BF 96 £3,177 28/09/2018 £259,950 D 1 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 88 £2,954 28/09/2018 £209,950 S 3 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 73 £2,876 28/09/2018 £209,950 S 5 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 73 £2,876 26/10/2018 £259,950 D 7 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 88 £2,954 30/11/2018 £256,950 D 9 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 88 £2,920 21/06/2019 £330,000 D 10 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 117 £2,821 31/05/2019 £380,000 D 11 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 145 £2,621 21/06/2019 £299,950 D 12 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 109 £2,752 03/07/2019 £400,000 D 13 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 166 £2,410 31/05/2019 £335,000 D 14 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 124 £2,702 21/06/2019 £425,000 D 15 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 166 £2,560 11/06/2019 £330,000 D 16 THE WICKETS BOMERE HEATH SHREWSBURY SY4 3PB 124 £2,661 05/07/2019 £330,000 D 1 PAVILION WAY SHREWSBURY SY4 3QG 117 £2,821 12/07/2019 £309,950 D 3 PAVILION WAY SHREWSBURY SY4 3QG 109 £2,844 19/12/2018 £259,950 D 2 TRINITY VIEW BOMERE HEATH SHREWSBURY SY4 3QR 88 £2,954 17/12/2018 £325,000 D 4 TRINITY VIEW BOMERE HEATH SHREWSBURY SY4 3QR 117 £2,778 04/06/2019 £399,950 D 6 TRINITY VIEW BOMERE HEATH SHREWSBURY SY4 3QR 145 £2,758 25/06/2019 £445,000 D 8 TRINITY VIEW BOMERE HEATH SHREWSBURY SY4 3QR 172 £2,587 24/05/2018 £420,000 D WREN COTTAGE BOOLEY LANE STANTON UPON HINE HEATH SHREWSBURY SY4 4DY 140 £3,000 14/09/2018 £355,000 D 4 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 124 £2,863 27/09/2018 £299,950 D 6 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 107 £2,803 30/11/2018 £350,000 D 8 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 124 £2,823 26/10/2018 £299,500 D 10 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 107 £2,799 26/10/2018 £355,000 D 12 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 124 £2,863 23/11/2018 £349,950 D 22 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 103 £3,398 08/03/2019 £410,000 D 24 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 145 £2,828

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11/04/2019 £445,000 D 26 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 158 £2,816 29/04/2019 £410,000 D 28 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 145 £2,828 08/03/2019 £410,000 D 30 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 147 £2,789 13/03/2019 £430,000 D 32 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 147 £2,925 25/03/2019 £220,000 S 34 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 70 £3,143 29/03/2019 £231,000 S 36 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 77 £3,000 30/04/2019 £230,000 S 38 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 77 £2,987 15/04/2019 £220,000 S 40 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 70 £3,143 17/06/2019 £344,950 D 42 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 124 £2,782 07/06/2019 £355,000 D 44 ABBOT DRIVE HADNALL SHREWSBURY SY4 4FF 124 £2,863 28/06/2019 £225,000 D 2 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 93 £2,419 26/03/2019 £114,391 S 8 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 73 £1,567 26/03/2019 £114,390 S 10 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 73 £1,567 30/11/2018 £220,000 S 11 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 98 £2,245 27/09/2018 £225,000 S 13 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 98 £2,296 08/03/2019 £400,000 D 15 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 171 £2,339 14/12/2018 £400,000 D 17 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 171 £2,339 23/11/2018 £192,500 S 23 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 78 £2,468 25/01/2019 £188,000 S 25 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 78 £2,410 12/03/2019 £99,231 T 27 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 73 £1,359 12/03/2019 £99,231 T 29 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 73 £1,359 12/03/2019 £99,231 T 31 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 73 £1,359 12/03/2019 £113,013 S 33 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 84 £1,345 12/03/2019 £113,013 S 35 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 84 £1,345 25/01/2019 £190,000 S 37 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 78 £2,436 25/01/2019 £192,500 S 39 ARIES DRIVE SHAWBURY SHREWSBURY SY4 4RX 78 £2,468 29/03/2019 £229,995 D 1 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 93 £2,473 01/03/2019 £225,000 D 2 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 93 £2,419 26/04/2019 £226,950 D 3 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 98 £2,316 29/03/2019 £226,950 D 5 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 98 £2,316 21/06/2019 £195,000 S 7 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 78 £2,500 29/03/2019 £227,500 D 8 SYCAMORE WAY SHAWBURY SHREWSBURY SY4 4RY 93 £2,446 30/08/2019 £294,950 D 11 WESSEX CLOSE SHAWBURY SHREWSBURY SY4 4RZ 128 £2,304 07/06/2019 £195,000 S 12 WESSEX CLOSE SHAWBURY SHREWSBURY SY4 4RZ 78 £2,500 16/08/2019 £294,950 D 13 WESSEX CLOSE SHAWBURY SHREWSBURY SY4 4RZ 128 £2,304 26/07/2019 £226,950 D 15 WESSEX CLOSE SHAWBURY SHREWSBURY SY4 4RZ 93 £2,440 12/10/2018 £170,000 S 27 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 28/09/2018 £170,000 S 29 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 17/12/2018 £170,000 S 31 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 27/04/2018 £145,000 S 33 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £1,986 25/05/2018 £145,000 S 35 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £1,986 16/11/2018 £149,500 S 37 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £2,048 09/02/2018 £145,000 S 39 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £1,986 16/10/2018 £170,000 S 41 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 05/12/2018 £170,000 S 43 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 03/09/2018 £170,000 S 45 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 14/09/2018 £170,000 S 47 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932

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16/07/2019 £215,000 D 49 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,172 27/03/2019 £215,000 D 51 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,172 15/02/2019 £205,000 D 53 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,071 20/12/2018 £210,000 D 55 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,121 27/02/2019 £210,000 D 57 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,121 31/07/2019 £179,950 T 68 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £2,045 25/06/2019 £170,000 T 70 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £1,932 05/08/2019 £179,950 T 72 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £2,045 24/06/2019 £140,000 S 74 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £1,918 30/05/2019 £149,500 S 76 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £2,048 11/07/2019 £149,500 S 78 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £2,048 01/08/2019 £149,500 S 80 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 73 £2,048 24/04/2019 £179,950 S 84 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 88 £2,045 03/05/2019 £210,000 D 86 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,121 30/11/2018 £205,000 D 88 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,071 03/05/2019 £210,000 D 90 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,121 05/12/2018 £205,000 D 92 ORCHID MEADOW MINSTERLEY SHREWSBURY SY5 0FB 99 £2,071 08/11/2018 £309,995 D HAWTHORN HOUSE HOLCROFT WAY CROSS HOUSES SHREWSBURY SY5 6LQ 111 £2,793 05/07/2019 £314,995 D MAPLE HOUSE HOLCROFT WAY CROSS HOUSES SHREWSBURY SY5 6LQ 111 £2,838 03/10/2018 £194,995 S THE ALDERS HOLCROFT WAY CROSS HOUSES SHREWSBURY SY5 6LQ 66 £2,954 01/05/2018 £194,995 S THE ELMS HOLCROFT WAY CROSS HOUSES SHREWSBURY SY5 6LQ 66 £2,954 15/06/2018 £187,995 S THE PINES HOLCROFT WAY CROSS HOUSES SHREWSBURY SY5 6LQ 66 £2,848 29/10/2018 £249,995 D 9 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 88 £2,841 31/05/2018 £249,995 D 10 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 88 £2,841 02/08/2019 £399,995 D 12 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 135 £2,963 07/11/2018 £213,995 S 14 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 63 £3,397 12/10/2018 £214,995 S 16 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 63 £3,413 08/06/2018 £214,995 D 18 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 63 £3,413 19/10/2018 £214,995 S 20 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 62 £3,468 29/10/2018 £384,995 D 22 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 135 £2,852 14/12/2018 £199,995 S 23 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 66 £3,030 19/10/2018 £384,995 D 24 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 135 £2,852 14/12/2018 £194,995 S 25 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 66 £2,954 19/07/2019 £398,995 D 26 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 135 £2,956 28/06/2019 £309,995 D 28 RIDOUT ROAD CROSS HOUSES SHREWSBURY SY5 6LS 110 £2,818 08/03/2018 £330,000 D 9 THE FARRS DORRINGTON SHREWSBURY SY5 7DX 120 £2,750 21/03/2018 £349,995 D 4 FALKLAND ROAD DORRINGTON SHREWSBURY SY5 7JA 130 £2,692 12/07/2019 £209,950 S 1 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 81 £2,592 22/02/2019 £217,500 S 2 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 75 £2,900 21/06/2019 £174,950 S 3 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 58 £3,016 21/06/2019 £199,950 S 4 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 81 £2,469 12/06/2019 £131,168 T 6 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 75 £1,749 12/06/2019 £101,471 T 8 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 58 £1,750 12/06/2019 £101,471 T 10 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 58 £1,750 30/08/2019 £199,950 S 12 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 75 £2,666 26/07/2019 £209,950 S 14 ATHERTON RISE HANWOOD SHREWSBURY SY5 8BS 81 £2,592 17/05/2019 £324,950 D 1 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 120 £2,708

194 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

03/05/2019 £277,500 D 2 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 100 £2,775 02/05/2019 £299,950 D 3 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 110 £2,727 15/05/2019 £293,950 D 4 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 110 £2,672 15/03/2019 £274,950 D 5 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 100 £2,750 15/03/2019 £334,950 D 6 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 120 £2,791 23/08/2019 £327,500 D 9 BISHOP CLOSE HANWOOD SHREWSBURY SY5 8BU 120 £2,729 29/05/2019 £235,000 S 1 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH 85 £2,765 26/07/2019 £295,000 D 2 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH 102 £2,892 16/11/2018 £265,000 D 4 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH #DIV/0! 31/05/2019 £220,000 S 5 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH 85 £2,588 25/02/2019 £270,000 D 6 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH 102 £2,647 26/04/2019 £215,000 S 7 ST ANNES WAY HANWOOD SHREWSBURY SY5 8JH 85 £2,529 24/05/2019 £205,000 T 2 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £2,412 30/08/2019 £195,000 T 4 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £2,294 07/06/2019 £200,000 T 6 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £2,353 05/02/2019 £110,000 T 8 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £1,294 05/02/2019 £110,000 T 10 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £1,294 19/10/2018 £108,000 S 12 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 85 £1,271 14/12/2018 £290,000 D 14 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 102 £2,843 31/01/2019 £290,000 D 16 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 102 £2,843 14/12/2018 £290,000 D 18 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 102 £2,843 30/11/2018 £280,000 D 20 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 102 £2,745 26/04/2019 £465,000 D 22 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 193 £2,409 28/06/2019 £475,000 D 30 ST THOMAS CLOSE HANWOOD SHREWSBURY SY5 8JJ 193 £2,461 26/02/2019 £434,995 D 1 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 160 £2,719 21/03/2019 £314,995 D 47 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 113 £2,788 17/12/2018 £292,995 D 49 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 105 £2,790 17/12/2018 £292,995 D 51 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 105 £2,790 11/02/2019 £376,995 D 53 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 139 £2,712 21/06/2019 £349,995 D 55 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 139 £2,518 28/02/2019 £293,995 D 57 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 105 £2,800 21/03/2019 £293,995 D 59 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 105 £2,800 27/06/2019 £316,995 D 61 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 113 £2,805 28/06/2019 £289,275 D 73 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 111 £2,606 29/03/2019 £299,995 D 81 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 121 £2,479 29/03/2019 £299,995 D 83 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 121 £2,479 28/06/2019 £301,672 D 85 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 126 £2,394 27/04/2018 £299,995 D 87 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 113 £2,655 22/06/2018 £349,995 D 89 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 125 £2,800 24/08/2018 £329,995 D 91 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 118 £2,797 26/04/2018 £329,995 D 93 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 118 £2,797 27/04/2018 £269,995 D 95 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PX 101 £2,673 20/12/2018 £434,995 D 32 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 174 £2,500 14/12/2018 £389,995 D 34 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 139 £2,806 07/12/2018 £309,995 D 36 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 112 £2,768 07/11/2018 £305,995 D 38 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 107 £2,860 26/10/2018 £234,995 S 40 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 77 £3,052

195 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

16/11/2018 £234,995 S 42 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 77 £3,052 07/09/2018 £101,337 S 44 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £1,689 07/09/2018 £101,337 S 46 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £1,689 07/09/2018 £101,337 S 48 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £1,689 07/09/2018 £101,337 S 50 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £1,689 27/07/2018 £189,995 S 52 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £3,167 28/06/2018 £189,995 S 54 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £3,167 25/05/2018 £188,995 S 56 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £3,150 25/05/2018 £188,995 S 58 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 60 £3,150 08/06/2018 £229,995 S 60 SQUINTER PIP WAY BOWBROOK SHREWSBURY SY5 8PY 77 £2,987 24/08/2018 £389,995 D 31 MEADOWBOUT WAY BOWBROOK SHREWSBURY SY5 8QB #DIV/0! 23/03/2018 £354,995 D 33 MEADOWBOUT WAY BOWBROOK SHREWSBURY SY5 8QB 151 £2,351 24/08/2018 £399,995 D 55 MEADOWBOUT WAY BOWBROOK SHREWSBURY SY5 8QB 160 £2,500 26/04/2019 £239,995 S 20 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £3,117 31/05/2019 £239,995 S 22 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £3,117 27/06/2019 £269,995 S 24 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 89 £3,034 27/06/2019 £279,995 D 26 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 89 £3,146 28/06/2019 £249,995 D 28 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £3,247 29/05/2019 £259,995 D 30 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £3,377 26/07/2019 £229,995 S 48 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £2,987 20/06/2019 £279,995 D 50 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 89 £3,146 07/06/2019 £369,995 D 56 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 128 £2,891 19/07/2019 £369,995 D 62 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 128 £2,891 17/05/2019 £399,995 D 64 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 139 £2,878 17/05/2019 £249,995 D 68 MORANT VIEW BOWBROOK SHREWSBURY SY5 8QG 77 £3,247 28/06/2019 £334,995 D 5 PEWIT CLOSE BOWBROOK SHREWSBURY SY5 8QH 112 £2,991 28/06/2019 £301,672 D 6 PEWIT CLOSE BOWBROOK SHREWSBURY SY5 8QH 126 £2,394 28/06/2019 £289,275 D 11 PEWIT CLOSE BOWBROOK SHREWSBURY SY5 8QH 111 £2,606 30/08/2019 £411,995 D 13 PEWIT CLOSE BOWBROOK SHREWSBURY SY5 8QH 151 £2,728 30/08/2019 £364,995 D 16 PEWIT CLOSE BOWBROOK SHREWSBURY SY5 8QH 126 £2,897 27/09/2018 £264,995 S 1 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 89 £2,977 25/05/2018 £279,995 D 2 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 89 £3,146 28/06/2018 £299,995 D 3 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 113 £2,655 19/07/2018 £299,995 D 4 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 113 £2,655 28/03/2019 £374,995 D 5 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 132 £2,841 20/03/2018 £120,715 S 6 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 77 £1,568 29/06/2018 £299,995 D 7 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 112 £2,679 27/09/2018 £174,995 S 8 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 58 £3,017 29/06/2018 £299,995 D 9 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 112 £2,679 26/10/2018 £124,995 T 10 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 47 £2,659 12/10/2018 £305,995 D 11 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 112 £2,732 20/03/2018 £120,715 S 12 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 77 £1,568 30/08/2018 £305,995 D 13 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 113 £2,708 20/03/2018 £120,715 S 14 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 77 £1,568 29/06/2018 £469,995 D 15 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 195 £2,410 20/03/2018 £120,715 S 16 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 77 £1,568 27/06/2018 £399,995 D 17 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 144 £2,778

196 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

20/03/2018 £120,715 S 18 WREKIN DOVE CLOSE SHREWSBURY SY5 8QJ 77 £1,568 28/09/2018 £429,995 D 19 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 174 £2,471 21/03/2019 £449,995 D 20 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 195 £2,308 29/06/2018 £429,995 D 21 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 174 £2,471 15/02/2019 £419,995 D 22 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 174 £2,414 28/06/2018 £399,995 D 23 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 144 £2,778 11/06/2019 £391,995 D 24 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 132 £2,970 24/05/2018 £209,950 D 25 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 112 £1,875 24/05/2018 £299,995 D 27 WREKIN DOVE CLOSE BOWBROOK SHREWSBURY SY5 8QJ 113 £2,655 29/06/2018 £299,995 S 31 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 111 £2,703 20/04/2018 £259,995 S 33 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 89 £2,921 27/06/2018 £249,995 S 35 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 89 £2,809 29/06/2018 £299,995 S 37 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 111 £2,703 29/06/2018 £249,995 S 39 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 91 £2,747 29/06/2018 £215,996 S 41 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 91 £2,374 22/06/2018 £234,995 T 43 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 78 £3,013 29/03/2019 £229,995 T 45 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 78 £2,949 25/05/2018 £234,995 T 47 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 78 £3,013 10/12/2018 £269,995 D 49 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QL 111 £2,432 22/02/2018 £304,995 D 10 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 112 £2,723 15/03/2018 £316,995 D 12 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 113 £2,805 09/03/2018 £299,995 D 14 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 112 £2,679 27/04/2018 £269,995 D 16 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 101 £2,673 18/01/2018 £316,995 D 20 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 113 £2,805 16/03/2018 £355,995 D 28 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 128 £2,781 02/02/2018 £299,995 D 30 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 113 £2,655 16/02/2018 £279,995 D 32 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 105 £2,667 27/04/2018 £279,995 D 34 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 105 £2,667 28/03/2018 £294,995 D 36 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 113 £2,611 13/07/2018 £459,995 D 40 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 160 £2,875 09/11/2018 £399,995 D 42 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 151 £2,649 21/12/2018 £269,996 D 44 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 111 £2,432 26/10/2018 £270,995 D 46 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 91 £2,978 20/12/2018 £329,995 D 48 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 112 £2,946 29/03/2019 £354,995 D 50 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,817 03/05/2019 £354,995 D 52 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,817 09/11/2018 £329,995 D 54 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 112 £2,946 12/04/2019 £369,995 D 56 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,936 01/02/2019 £364,995 D 58 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,897 07/12/2018 £279,995 D 60 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 91 £3,077 07/12/2018 £474,995 D 62 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 184 £2,581 28/09/2018 £274,995 D 64 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 111 £2,477 24/10/2018 £369,995 D 66 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,936 14/09/2018 £487,995 D 68 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 184 £2,652 14/12/2018 £454,995 D 70 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 160 £2,844 28/09/2018 £487,995 D 72 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 184 £2,652 22/07/2019 £439,995 D 74 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 160 £2,750

197 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

23/01/2019 £369,995 D 76 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 126 £2,936 30/11/2018 £274,995 D 78 WHINBERRY DRIVE BOWBROOK SHREWSBURY SY5 8QN 111 £2,477 31/08/2018 £95,000 F FLAT 2 CARDING MILL COURT CARDING MILL VALLEY CHURCH STRETTON SY6 6JG 64 £1,484 30/11/2018 £245,950 F 10 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 58 £4,241 31/08/2018 £279,950 F 12 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,117 29/06/2018 £281,950 F 14 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,146 08/06/2018 £314,950 F 17 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 74 £4,256 31/05/2019 £276,950 F 18 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,073 29/06/2018 £264,600 F 28 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 65 £4,071 10/04/2019 £199,950 F 29 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 45 £4,443 21/12/2018 £295,000 F 3 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,338 28/09/2018 £187,450 F 32 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 60 £3,124 13/03/2019 £182,950 F 33 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 43 £4,255 30/04/2019 £189,350 F 38 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 45 £4,208 28/09/2018 £245,950 F 42 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 56 £4,392 13/02/2019 £190,950 F 43 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 43 £4,441 31/05/2019 £234,950 F 44 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 54 £4,351 21/12/2018 £196,950 F 7 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 45 £4,377 31/05/2018 £273,950 F 8 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,029 10/08/2018 £226,950 F 9 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 51 £4,450 08/06/2018 £287,950 F APARTMENT 16 BETJEMAN LODGE CORVE STREET LUDLOW SY8 1DJ 68 £4,235 31/05/2018 £210,000 D 2 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 68 £3,088 14/05/2018 £212,500 D 3 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 82 £2,591 24/01/2018 £200,000 D 4 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 68 £2,941 13/02/2019 £225,000 D 5 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 82 £2,744 10/05/2019 £208,000 D 8 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 82 £2,537 29/06/2018 £225,000 D 9 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 82 £2,744 12/06/2019 £210,000 D 10 CATHERTON CLOSE CLEE HILL LUDLOW SY8 3RD 68 £3,088 07/02/2018 £207,500 D 1 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 68 £3,051 10/10/2018 £215,000 D 2 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £2,622 16/04/2018 £215,000 D 3 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 68 £3,162 27/07/2018 £195,000 D 6 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 68 £2,868 14/12/2018 £225,000 D 8 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £2,744 24/07/2019 £250,000 D 9 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £3,049 23/03/2018 £220,000 D 10 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £2,683 16/04/2019 £259,995 D 11 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £3,171 23/03/2018 £230,000 D 12 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £2,805 07/09/2018 £254,995 D 13 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £3,110 03/04/2018 £230,000 D 14 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 82 £2,805 25/01/2019 £220,000 D 16 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 68 £3,235 31/07/2019 £215,000 D 20 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE 68 £3,162 11/05/2018 £230,000 D 22 HIGHNAM CRESCENT CLEE HILL LUDLOW SY8 3RE #DIV/0! 22/06/2018 £160,000 D 12 THE LEYS BISHOPS CASTLE SY9 5HN #DIV/0! 09/03/2018 £219,995 S 51A SPRINGHILL SHIFNAL TF11 8FA 89 £2,472 14/12/2018 £359,995 D 5 POPLAR STREET SHIFNAL TF11 8FF 139 £2,590 29/03/2018 £299,995 D 38 POPLAR STREET SHIFNAL TF11 8FF 124 £2,419 25/01/2019 £299,995 D 41 POPLAR STREET SHIFNAL TF11 8FF 112 £2,679

198 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

15/06/2018 £304,995 S 42 POPLAR STREET SHIFNAL TF11 8FF 124 £2,460 21/12/2018 £249,995 D 43 POPLAR STREET SHIFNAL TF11 8FF 89 £2,809 18/05/2018 £289,995 D 44 POPLAR STREET SHIFNAL TF11 8FF 107 £2,710 21/12/2018 £309,995 D 45 POPLAR STREET SHIFNAL TF11 8FF 118 £2,627 29/03/2018 £269,995 D 46 POPLAR STREET SHIFNAL TF11 8FF 108 £2,500 21/12/2018 £299,995 D 47 POPLAR STREET SHIFNAL TF11 8FF 112 £2,679 20/04/2018 £345,995 D 48 POPLAR STREET SHIFNAL TF11 8FF 139 £2,489 21/12/2018 £312,995 D 49 POPLAR STREET SHIFNAL TF11 8FF 118 £2,653 30/05/2018 £289,995 D 50 POPLAR STREET SHIFNAL TF11 8FF 118 £2,458 26/10/2018 £352,995 D 51 POPLAR STREET SHIFNAL TF11 8FF 139 £2,540 11/05/2018 £284,995 D 52 POPLAR STREET SHIFNAL TF11 8FF 118 £2,415 28/09/2018 £289,995 D 53 POPLAR STREET SHIFNAL TF11 8FF 107 £2,710 11/05/2018 £289,995 D 54 POPLAR STREET SHIFNAL TF11 8FF 118 £2,458 28/09/2018 £349,995 D 55 POPLAR STREET SHIFNAL TF11 8FF 139 £2,518 05/10/2018 £279,995 D 57 POPLAR STREET SHIFNAL TF11 8FF 108 £2,593 27/09/2018 £349,995 D 59 POPLAR STREET SHIFNAL TF11 8FF 131 £2,672 21/09/2018 £359,995 D 61 POPLAR STREET SHIFNAL TF11 8FF 139 £2,590 28/06/2018 £292,995 D 63 POPLAR STREET SHIFNAL TF11 8FF 118 £2,483 27/06/2018 £305,995 T 65 POPLAR STREET SHIFNAL TF11 8FF 127 £2,409 22/06/2018 £269,995 D 66 POPLAR STREET SHIFNAL TF11 8FF 108 £2,500 29/06/2018 £347,995 D 67 POPLAR STREET SHIFNAL TF11 8FF 139 £2,504 31/05/2018 £244,995 D 68 POPLAR STREET SHIFNAL TF11 8FF 89 £2,753 28/06/2018 £274,995 D 69 POPLAR STREET SHIFNAL TF11 8FF 108 £2,546 29/06/2018 £285,995 D 70 POPLAR STREET SHIFNAL TF11 8FF 118 £2,424 29/06/2018 £294,995 D 71 POPLAR STREET SHIFNAL TF11 8FF 118 £2,500 29/06/2018 £285,995 S 72 POPLAR STREET SHIFNAL TF11 8FF 118 £2,424 28/06/2018 £294,995 D 73 POPLAR STREET SHIFNAL TF11 8FF 118 £2,500 27/04/2018 £325,000 D 2 ALDER ROAD SHIFNAL TF11 8FG 125 £2,600 27/04/2018 £247,500 S 4 ALDER ROAD SHIFNAL TF11 8FG 106 £2,335 27/04/2018 £247,500 S 6 ALDER ROAD SHIFNAL TF11 8FG 106 £2,335 09/02/2018 £259,995 D 25 ALDER ROAD SHIFNAL TF11 8FG 108 £2,407 16/03/2018 £259,995 D 27 ALDER ROAD SHIFNAL TF11 8FG 108 £2,407 28/09/2018 £299,995 D 1 ELM CLOSE SHIFNAL TF11 8FH 118 £2,542 28/11/2018 £284,995 D 2 ELM CLOSE SHIFNAL TF11 8FH 108 £2,639 25/10/2018 £293,995 D 3 ELM CLOSE SHIFNAL TF11 8FH 107 £2,748 20/12/2018 £305,995 D 4 ELM CLOSE SHIFNAL TF11 8FH 118 £2,593 18/12/2018 £308,995 D 5 ELM CLOSE SHIFNAL TF11 8FH 118 £2,619 29/11/2018 £284,995 D 6 ELM CLOSE SHIFNAL TF11 8FH 118 £2,415 19/12/2018 £299,995 D 7 ELM CLOSE SHIFNAL TF11 8FH 107 £2,804 29/11/2018 £289,995 D 8 ELM CLOSE SHIFNAL TF11 8FH 118 £2,458 15/02/2019 £289,995 D 9 ELM CLOSE SHIFNAL TF11 8FH 107 £2,710 28/11/2018 £309,995 D 10 ELM CLOSE SHIFNAL TF11 8FH 127 £2,441 09/01/2019 £308,995 D 11 ELM CLOSE SHIFNAL TF11 8FH 118 £2,619 16/02/2018 £279,995 D 1 ROWAN DRIVE SHIFNAL TF11 8FP 118 £2,373 26/01/2018 £279,995 D 2 ROWAN DRIVE SHIFNAL TF11 8FP 118 £2,373 18/05/2018 £279,995 D 3 ROWAN DRIVE SHIFNAL TF11 8FP 112 £2,500 20/07/2018 £299,995 D 4 ROWAN DRIVE SHIFNAL TF11 8FP 127 £2,362

199 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

27/04/2018 £284,995 D 5 ROWAN DRIVE SHIFNAL TF11 8FP 118 £2,415 28/03/2018 £299,995 D 6 ROWAN DRIVE SHIFNAL TF11 8FP 127 £2,362 29/06/2018 £296,995 D 9 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,357 29/03/2018 £299,995 D 11 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,381 25/01/2018 £299,995 D 13 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,381 25/05/2018 £294,995 D 15 WATTS DRIVE SHIFNAL TF11 8FQ 118 £2,500 13/08/2018 £294,995 D 17 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,341 04/10/2018 £299,995 D 19 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,381 31/08/2018 £284,995 D 21 WATTS DRIVE SHIFNAL TF11 8FQ 113 £2,522 02/01/2019 £306,995 D 23 WATTS DRIVE SHIFNAL TF11 8FQ 134 £2,291 05/04/2019 £287,995 D 25 WATTS DRIVE SHIFNAL TF11 8FQ 126 £2,286 20/12/2018 £274,995 D 27 WATTS DRIVE SHIFNAL TF11 8FQ 118 £2,330 28/06/2019 £231,995 D 29 WATTS DRIVE SHIFNAL TF11 8FQ 85 £2,729 05/07/2019 £284,995 D 45 WATTS DRIVE SHIFNAL TF11 8FQ 113 £2,522 28/06/2019 £233,995 D 47 WATTS DRIVE SHIFNAL TF11 8FQ 85 £2,753 16/03/2018 £299,995 S 24 WATTS DRIVE SHIFNAL TF11 8FR 126 £2,381 23/03/2018 £289,995 D 26 WATTS DRIVE SHIFNAL TF11 8FR 114 £2,544 29/03/2018 £179,995 T 40 WATTS DRIVE SHIFNAL TF11 8FR 79 £2,278 26/01/2018 £197,995 T 68 WATTS DRIVE SHIFNAL TF11 8FR 79 £2,506 29/03/2018 £189,995 T 70 WATTS DRIVE SHIFNAL TF11 8FR 79 £2,405 26/01/2018 £199,995 T 72 WATTS DRIVE SHIFNAL TF11 8FR 79 £2,532 27/06/2019 £99,000 S 108 WATTS DRIVE SHIFNAL TF11 8FR 73 £1,356 21/06/2019 £289,995 D 114 WATTS DRIVE SHIFNAL TF11 8FR 114 £2,544 26/07/2019 £169,995 S 128 WATTS DRIVE SHIFNAL TF11 8FR 62 £2,742 05/08/2019 £189,995 T 134 WATTS DRIVE SHIFNAL TF11 8FR 79 £2,405 20/12/2018 £194,995 S 1 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,468 14/12/2018 £287,995 D 2 EDGE AVENUE SHIFNAL TF11 8FS 126 £2,286 20/12/2018 £194,995 S 3 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,468 14/12/2018 £194,995 S 4 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,468 28/02/2019 £324,995 D 5 EDGE AVENUE SHIFNAL TF11 8FS 134 £2,425 20/12/2018 £194,995 S 6 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,468 22/02/2019 £191,995 T 7 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,430 20/12/2018 £294,995 D 8 EDGE AVENUE SHIFNAL TF11 8FS 126 £2,341 15/02/2019 £187,995 T 9 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,380 20/12/2018 £294,995 D 10 EDGE AVENUE SHIFNAL TF11 8FS 126 £2,341 15/02/2019 £194,995 T 11 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,468 21/06/2019 £346,995 D 13 EDGE AVENUE SHIFNAL TF11 8FS 151 £2,298 08/02/2019 £196,995 S 14 EDGE AVENUE SHIFNAL TF11 8FS 79 £2,494 28/02/2019 £304,995 D 15 EDGE AVENUE SHIFNAL TF11 8FS 126 £2,421 26/04/2019 £339,995 D 16 EDGE AVENUE SHIFNAL TF11 8FS 143 £2,378 28/05/2019 £386,995 D 17 EDGE AVENUE SHIFNAL TF11 8FS 153 £2,529 29/03/2019 £364,995 D 19 EDGE AVENUE SHIFNAL TF11 8FS 151 £2,417 24/05/2019 £364,995 D 20 EDGE AVENUE SHIFNAL TF11 8FS 151 £2,417 07/09/2018 £279,995 D 1 TURLEY GROVE SHIFNAL TF11 8FT 114 £2,456 20/12/2018 £279,995 D 2 TURLEY GROVE SHIFNAL TF11 8FT 118 £2,373 26/10/2018 £319,995 D 3 TURLEY GROVE SHIFNAL TF11 8FT 134 £2,388 29/11/2018 £304,995 D 4 TURLEY GROVE SHIFNAL TF11 8FT 126 £2,421

200 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

24/09/2018 £319,995 D 5 TURLEY GROVE SHIFNAL TF11 8FT 134 £2,388 23/11/2018 £304,995 D 6 TURLEY GROVE SHIFNAL TF11 8FT 126 £2,421 15/02/2019 £329,995 D 7 TURLEY GROVE SHIFNAL TF11 8FT 143 £2,308 23/11/2018 £304,995 D 8 TURLEY GROVE SHIFNAL TF11 8FT 126 £2,421 28/09/2018 £304,995 D 9 TURLEY GROVE SHIFNAL TF11 8FT 126 £2,421 09/11/2018 £323,995 D 10 TURLEY GROVE SHIFNAL TF11 8FT 134 £2,418 29/03/2019 £332,572 D 11 TURLEY GROVE SHIFNAL TF11 8FT 153 £2,174 09/11/2018 £323,995 D 12 TURLEY GROVE SHIFNAL TF11 8FT 134 £2,418 28/09/2018 £319,995 D 13 TURLEY GROVE SHIFNAL TF11 8FT 134 £2,388 13/12/2018 £399,995 D 14 TURLEY GROVE SHIFNAL TF11 8FT 153 £2,614 23/02/2018 £384,995 D 1 TRENT WAY SHIFNAL TF11 8FU 153 £2,516 19/12/2018 £344,995 D 2 TRENT WAY SHIFNAL TF11 8FU 151 £2,285 20/12/2018 £359,995 D 3 TRENT WAY SHIFNAL TF11 8FU 151 £2,384 13/07/2018 £359,995 D 4 TRENT WAY SHIFNAL TF11 8FU 151 £2,384 15/06/2018 £369,995 D 5 TRENT WAY SHIFNAL TF11 8FU 151 £2,450 27/04/2018 £304,995 D 6 TRENT WAY SHIFNAL TF11 8FU 126 £2,421 29/03/2018 £389,995 D 7 TRENT WAY SHIFNAL TF11 8FU 153 £2,549 28/06/2018 £319,995 D 8 TRENT WAY SHIFNAL TF11 8FU 134 £2,388 29/08/2018 £279,995 D 9 TRENT WAY SHIFNAL TF11 8FU 114 £2,456 15/02/2019 £354,995 D 10 TRENT WAY SHIFNAL TF11 8FU 151 £2,351 29/06/2018 £369,995 D 11 TRENT WAY SHIFNAL TF11 8FU 151 £2,450 31/08/2018 £364,995 D 12 TRENT WAY SHIFNAL TF11 8FU 151 £2,417 29/06/2018 £319,995 D 13 TRENT WAY SHIFNAL TF11 8FU 134 £2,388 15/06/2018 £369,995 D 15 TRENT WAY SHIFNAL TF11 8FU 151 £2,450 29/06/2018 £261,996 D 22 HODGSON ROAD SHIFNAL TF11 8FY 110 £2,382 16/01/2018 £224,995 S 23 HODGSON ROAD SHIFNAL TF11 8FY 79 £2,848 23/03/2018 £296,995 D 24 HODGSON ROAD SHIFNAL TF11 8FY 112 £2,652 30/11/2018 £274,995 D 25 HODGSON ROAD SHIFNAL TF11 8FY 90 £3,056 23/03/2018 £306,995 D 26 HODGSON ROAD SHIFNAL TF11 8FY 112 £2,741 14/12/2018 £334,995 D 27 HODGSON ROAD SHIFNAL TF11 8FY 125 £2,680 22/02/2019 £306,995 D 28 HODGSON ROAD SHIFNAL TF11 8FY 110 £2,791 14/12/2018 £306,995 D 29 HODGSON ROAD SHIFNAL TF11 8FY 112 £2,741 28/06/2019 £344,995 D 33 HODGSON ROAD SHIFNAL TF11 8FY 125 £2,760 28/06/2019 £344,995 D 35 HODGSON ROAD SHIFNAL TF11 8FY 125 £2,760 29/06/2018 £299,995 D 2 ALMOND AVENUE SHIFNAL TF11 8FZ 111 £2,703 29/06/2018 £275,600 D 1 CRAB APPLE LANE SHIFNAL TF11 8GD 111 £2,483 14/09/2018 £414,995 D 2 CRAB APPLE LANE SHIFNAL TF11 8GD 160 £2,594 28/06/2018 £359,995 D 3 CRAB APPLE LANE SHIFNAL TF11 8GD 146 £2,466 31/08/2018 £329,995 D 4 CRAB APPLE LANE SHIFNAL TF11 8GD 125 £2,640 29/06/2018 £221,996 S 5 CRAB APPLE LANE SHIFNAL TF11 8GD 89 £2,494 14/09/2018 £329,995 D 6 CRAB APPLE LANE SHIFNAL TF11 8GD 125 £2,640 29/06/2018 £221,996 S 7 CRAB APPLE LANE SHIFNAL TF11 8GD 89 £2,494 29/08/2018 £329,995 D 8 CRAB APPLE LANE SHIFNAL TF11 8GD 125 £2,640 08/06/2018 £239,995 S 9 CRAB APPLE LANE SHIFNAL TF11 8GD 89 £2,697 27/07/2018 £414,495 D 10 CRAB APPLE LANE SHIFNAL TF11 8GD 160 £2,591 29/06/2018 £221,996 S 11 CRAB APPLE LANE SHIFNAL TF11 8GD 89 £2,494 27/07/2018 £494,995 D 12 CRAB APPLE LANE SHIFNAL TF11 8GD 206 £2,403

201 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

22/06/2018 £382,995 D 13 CRAB APPLE LANE SHIFNAL TF11 8GD 148 £2,588 29/06/2018 £364,995 D 15 CRAB APPLE LANE SHIFNAL TF11 8GD 146 £2,500 14/12/2018 £306,995 D 1 HAZEL WAY SHIFNAL TF11 8GE 110 £2,791 14/12/2018 £249,995 S 3 HAZEL WAY SHIFNAL TF11 8GE 90 £2,778 14/12/2018 £246,995 S 5 HAZEL WAY SHIFNAL TF11 8GE 90 £2,744 28/06/2019 £294,995 D 6 HAZEL WAY SHIFNAL TF11 8GE 110 £2,682 14/12/2018 £224,995 S 7 HAZEL WAY SHIFNAL TF11 8GE 78 £2,885 14/12/2018 £224,995 S 9 HAZEL WAY SHIFNAL TF11 8GE 78 £2,885 26/04/2019 £389,995 D 10 HAZEL WAY SHIFNAL TF11 8GE 145 £2,690 22/02/2019 £249,995 S 11 HAZEL WAY SHIFNAL TF11 8GE 90 £2,778 29/03/2019 £249,995 S 12 HAZEL WAY SHIFNAL TF11 8GE 89 £2,809 22/02/2019 £249,995 S 13 HAZEL WAY SHIFNAL TF11 8GE 90 £2,778 29/03/2019 £219,995 S 14 HAZEL WAY SHIFNAL TF11 8GE 78 £2,820 10/08/2018 £494,995 D 17 HAZEL WAY SHIFNAL TF11 8GE 206 £2,403 22/02/2019 £379,995 D 1 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 145 £2,621 29/06/2018 £275,600 D 2 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 111 £2,483 30/11/2018 £334,995 D 3 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 125 £2,680 29/11/2018 £131,998 D 4 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 123 £1,073 20/12/2018 £297,996 D 5 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 112 £2,661 30/11/2018 £304,995 D 6 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 110 £2,773 28/11/2018 £306,995 D 7 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 110 £2,791 22/02/2019 £304,995 S 8 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 110 £2,773 21/12/2018 £277,966 D 9 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 125 £2,224 23/11/2018 £130,498 D 11 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 125 £1,044 23/11/2018 £419,995 D 12 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 161 £2,609 26/10/2018 £306,995 D 13 SWEET BRIARS DRIVE SHIFNAL TF11 8GJ 112 £2,741 23/03/2018 £329,995 D 1 BRAMBLE LANE SHIFNAL TF11 8GL 123 £2,683 29/06/2018 £289,995 D 5 BRAMBLE LANE SHIFNAL TF11 8GL 110 £2,636 27/04/2018 £299,995 D 7 BRAMBLE LANE SHIFNAL TF11 8GL 110 £2,727 14/06/2019 £258,370 S 2 WEST WAY SHIFNAL TF11 8GR 98 £2,636 29/07/2019 £249,995 S 4 WEST WAY SHIFNAL TF11 8GR 98 £2,551 11/07/2019 £359,995 D 10 WEST WAY SHIFNAL TF11 8GR 125 £2,880 29/08/2019 £374,995 D 14 WEST WAY SHIFNAL TF11 8GR 129 £2,907 04/07/2019 £344,995 D 16 WEST WAY SHIFNAL TF11 8GR 121 £2,851 31/05/2019 £244,995 S 20 WEST WAY SHIFNAL TF11 8GR 82 £2,988 28/08/2019 £229,995 S 34 WEST WAY SHIFNAL TF11 8GR 79 £2,911 12/04/2019 £369,995 D 1 WEAVER GROVE SHIFNAL TF11 8GS 129 £2,868 31/05/2019 £294,995 D 2 WEAVER GROVE SHIFNAL TF11 8GS 97 £3,041 12/04/2019 £344,995 D 3 WEAVER GROVE SHIFNAL TF11 8GS 129 £2,674 28/06/2019 £319,995 D 4 WEAVER GROVE SHIFNAL TF11 8GS 115 £2,783 31/05/2019 £334,995 D 5 WEAVER GROVE SHIFNAL TF11 8GS 120 £2,792 26/07/2019 £319,995 D 6 WEAVER GROVE SHIFNAL TF11 8GS 115 £2,783 22/05/2019 £334,995 D 7 WEAVER GROVE SHIFNAL TF11 8GS 120 £2,792 31/05/2019 £289,995 D 8 WEAVER GROVE SHIFNAL TF11 8GS 97 £2,990 12/04/2019 £352,395 D 9 WEAVER GROVE SHIFNAL TF11 8GS 129 £2,732 30/01/2018 £249,950 D 81 STONE DRIVE SHIFNAL TF11 9LX 104 £2,403 25/09/2018 £307,950 D 97 STONE DRIVE SHIFNAL TF11 9LX 123 £2,504

202 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

13/07/2018 £319,950 D 99 STONE DRIVE SHIFNAL TF11 9LX 126 £2,539 29/06/2018 £269,950 D 101 STONE DRIVE SHIFNAL TF11 9LX 107 £2,523 24/08/2018 £339,950 D 103 STONE DRIVE SHIFNAL TF11 9LX 134 £2,537 31/08/2018 £230,950 D 105 STONE DRIVE SHIFNAL TF11 9LX 89 £2,595 08/11/2018 £234,950 D 107 STONE DRIVE SHIFNAL TF11 9LX 89 £2,640 23/11/2018 £329,950 D 109 STONE DRIVE SHIFNAL TF11 9LX 134 £2,462 04/01/2019 £329,950 D 111 STONE DRIVE SHIFNAL TF11 9LX 134 £2,462 21/06/2019 £319,950 D 113 STONE DRIVE SHIFNAL TF11 9LX 126 £2,539 16/08/2019 £319,950 D 115 STONE DRIVE SHIFNAL TF11 9LX 126 £2,539 10/06/2019 £319,950 D 127 STONE DRIVE SHIFNAL TF11 9LX 124 £2,580 16/07/2019 £319,950 D 129 STONE DRIVE SHIFNAL TF11 9LX 128 £2,500 12/06/2019 £329,950 D 131 STONE DRIVE SHIFNAL TF11 9LX 135 £2,444 21/06/2019 £319,950 D 133 STONE DRIVE SHIFNAL TF11 9LX 128 £2,500 17/07/2019 £222,950 S 135 STONE DRIVE SHIFNAL TF11 9LX 102 £2,186 10/07/2019 £222,950 S 137 STONE DRIVE SHIFNAL TF11 9LX 102 £2,186 17/07/2019 £222,950 S 139 STONE DRIVE SHIFNAL TF11 9LX 102 £2,186 12/07/2019 £222,950 S 141 STONE DRIVE SHIFNAL TF11 9LX 102 £2,186 20/09/2019 £314,940 D 155 STONE DRIVE SHIFNAL TF11 9LX 124 £2,540 25/03/2019 £205,950 S 57 HOUGH WAY SHIFNAL TF11 9PF 77 £2,675 22/03/2019 £210,500 S 59 HOUGH WAY SHIFNAL TF11 9PF 77 £2,734 08/04/2019 £210,500 S 61 HOUGH WAY SHIFNAL TF11 9PF 77 £2,734 08/04/2019 £213,500 S 63 HOUGH WAY SHIFNAL TF11 9PF 79 £2,703 27/03/2019 £173,950 T 65 HOUGH WAY SHIFNAL TF11 9PF 62 £2,806 27/03/2019 £170,500 T 67 HOUGH WAY SHIFNAL TF11 9PF 62 £2,750 15/03/2019 £164,950 T 69 HOUGH WAY SHIFNAL TF11 9PF 62 £2,660 15/03/2019 £209,950 T 71 HOUGH WAY SHIFNAL TF11 9PF 77 £2,727 23/01/2018 £474,995 S 1 WADLOW DRIVE SHIFNAL TF11 9QF 164 £2,896 09/03/2018 £339,995 D 3 WADLOW DRIVE SHIFNAL TF11 9QF 115 £2,956 25/05/2018 £359,995 D 5 WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,769 03/07/2018 £364,995 D 7 WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,808 23/03/2018 £329,995 D 9 WADLOW DRIVE SHIFNAL TF11 9QF 120 £2,750 25/05/2018 £349,995 D 24 WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,692 09/02/2018 £419,995 D 26 WADLOW DRIVE SHIFNAL TF11 9QF 152 £2,763 19/03/2018 £349,995 D 28 WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,692 19/01/2018 £359,995 D 28B WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,769 27/07/2018 £349,995 D 28C WADLOW DRIVE SHIFNAL TF11 9QF 130 £2,692 25/05/2018 £129,650 T 33 WADLOW DRIVE SHIFNAL TF11 9QF 75 £1,729 16/02/2018 £167,950 T 1 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,709 29/03/2018 £199,950 S 2 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,597 02/02/2018 £167,950 T 3 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,709 09/03/2018 £199,950 S 4 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,597 09/02/2018 £164,950 T 5 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,660 18/05/2018 £264,950 D 6 MOUNTFORD WAY SHIFNAL TF11 9QG 104 £2,548 06/04/2018 £254,950 D 7 MOUNTFORD WAY SHIFNAL TF11 9QG 104 £2,451 08/06/2018 £205,950 S 8 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,675 28/03/2018 £317,500 D 9 MOUNTFORD WAY SHIFNAL TF11 9QG 126 £2,520 25/05/2018 £205,450 S 10 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,668

203 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

25/05/2018 £315,950 D 11 MOUNTFORD WAY SHIFNAL TF11 9QG 134 £2,358 22/06/2018 £168,950 T 12 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,725 29/03/2018 £204,950 S 13 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,662 20/06/2018 £169,950 T 14 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,741 05/04/2018 £202,500 S 15 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,630 29/06/2018 £169,500 T 16 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,734 29/06/2018 £169,950 T 18 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,741 29/06/2018 £206,450 T 20 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,681 29/06/2018 £206,950 S 22 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,688 28/09/2018 £209,950 S 24 MOUNTFORD WAY SHIFNAL TF11 9QG 79 £2,658 28/09/2018 £207,950 S 26 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,701 02/11/2018 £170,950 T 28 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,757 26/10/2018 £170,000 T 30 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,742 26/10/2018 £171,750 T 32 MOUNTFORD WAY SHIFNAL TF11 9QG 62 £2,770 30/11/2018 £209,950 S 34 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,727 30/11/2018 £209,950 S 36 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,727 05/12/2018 £209,950 S 40 MOUNTFORD WAY SHIFNAL TF11 9QG 77 £2,727 30/11/2018 £179,950 S 42 MOUNTFORD WAY SHIFNAL TF11 9QG 71 £2,535 09/11/2018 £212,950 S 44 MOUNTFORD WAY SHIFNAL TF11 9QG 79 £2,696 23/11/2018 £359,995 D 1 HAYCOP RISE BROSELEY TF12 5LG 153 £2,353 21/09/2018 £294,995 D 3 HAYCOP RISE BROSELEY TF12 5LG 134 £2,201 29/06/2018 £359,995 D 29 HAYCOP RISE BROSELEY TF12 5LG #DIV/0! 29/06/2018 £179,995 S 31 HAYCOP RISE BROSELEY TF12 5LG 153 £1,176 29/06/2018 £184,995 S 33 HAYCOP RISE BROSELEY TF12 5LG 79 £2,342 29/06/2018 £264,995 D 35 HAYCOP RISE BROSELEY TF12 5LG 113 £2,345 14/09/2018 £186,995 S 37 HAYCOP RISE BROSELEY TF12 5LG 79 £2,367 05/10/2018 £186,995 S 39 HAYCOP RISE BROSELEY TF12 5LG 79 £2,367 28/09/2018 £154,995 S 41 HAYCOP RISE BROSELEY TF12 5LG 62 £2,500 24/08/2018 £162,995 S 43 HAYCOP RISE BROSELEY TF12 5LG 62 £2,629 19/10/2018 £159,995 T 45 HAYCOP RISE BROSELEY TF12 5LG 62 £2,581 30/11/2018 £139,995 T 47 HAYCOP RISE BROSELEY TF12 5LG 62 £2,258 26/10/2018 £159,995 T 49 HAYCOP RISE BROSELEY TF12 5LG 62 £2,581 07/12/2018 £184,995 S 51 HAYCOP RISE BROSELEY TF12 5LG 79 £2,342 16/11/2018 £186,995 S 53 HAYCOP RISE BROSELEY TF12 5LG 79 £2,367 11/12/2018 £299,995 D 2 HAYCOP RISE BROSELEY TF12 5LQ 106 £2,830 19/10/2018 £249,995 D 4 HAYCOP RISE BROSELEY TF12 5LQ 126 £1,984 25/10/2018 £249,995 D 10 HAYCOP RISE BROSELEY TF12 5LQ 113 £2,212 30/01/2018 £364,995 D 54 HAYCOP RISE BROSELEY TF12 5LQ 153 £2,386 23/02/2018 £289,995 D 62 HAYCOP RISE BROSELEY TF12 5LQ 134 £2,164 29/03/2018 £294,995 D 64 HAYCOP RISE BROSELEY TF12 5LQ 126 £2,341 24/08/2018 £294,995 D 66 HAYCOP RISE BROSELEY TF12 5LQ 126 £2,341 21/09/2018 £219,995 D 68 HAYCOP RISE BROSELEY TF12 5LQ 85 £2,588 09/11/2018 £186,995 S 70 HAYCOP RISE BROSELEY TF12 5LQ 79 £2,367 26/11/2018 £179,995 S 72 HAYCOP RISE BROSELEY TF12 5LQ 79 £2,278 29/11/2018 £184,995 S 74 HAYCOP RISE BROSELEY TF12 5LQ 79 £2,342 23/11/2018 £184,995 S 76 HAYCOP RISE BROSELEY TF12 5LQ 79 £2,342 07/06/2018 £325,000 D 10 HILLCREST NEWCASTLE ROAD MARKET DRAYTON TF9 1PA 150 £2,167

204 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

29/03/2018 £255,000 D 1 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,917 03/08/2018 £260,000 D 2 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,955 29/03/2018 £272,000 D 3 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 127 £2,142 28/09/2018 £250,000 D 4 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,880 23/04/2018 £255,000 D 5 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,917 29/03/2018 £135,000 S 6 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,109 28/03/2018 £255,000 D 7 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,917 28/03/2018 £135,000 S 8 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,109 01/06/2018 £260,000 D 9 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,955 06/04/2018 £196,000 S 10 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,782 15/06/2018 £165,000 S 11 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,578 27/04/2018 £199,000 S 12 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,809 17/10/2018 £165,000 S 13 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,578 25/05/2018 £250,000 D 14 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,880 05/04/2019 £244,950 D 15 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,842 31/05/2018 £195,000 S 16 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,773 10/06/2019 £250,000 D 17 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 127 £1,969 04/05/2018 £199,000 S 18 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,809 30/08/2018 £375,000 D 19 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 194 £1,933 14/05/2018 £199,000 S 20 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,809 06/07/2018 £265,000 D 21 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,992 04/05/2018 £199,000 S 22 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,809 12/04/2019 £345,000 D 23 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 211 £1,635 26/10/2018 £204,000 S 24 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,855 29/06/2018 £270,000 D 25 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £2,030 23/11/2018 £190,000 S 26 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,727 23/08/2018 £185,000 D 27 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 127 £1,457 02/07/2018 £265,000 D 29 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,992 20/07/2018 £265,000 D 31 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,992 10/07/2018 £255,000 D 33 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 133 £1,917 23/11/2018 £156,000 S 35 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,438 16/11/2018 £160,000 S 37 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 64 £2,500 18/03/2019 £200,000 S 39 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £1,818 01/11/2018 £230,000 S 41 HIGHFIELD WAY HINSTOCK MARKET DRAYTON TF9 2UF 110 £2,091 29/04/2019 £335,000 D 4 DAMSON WAY MARKET DRAYTON TF9 2UG 126 £2,659 30/11/2018 £250,000 D 6 DAMSON WAY MARKET DRAYTON TF9 2UG 88 £2,841 17/12/2018 £250,000 D 8 DAMSON WAY MARKET DRAYTON TF9 2UG 88 £2,841 13/09/2019 £345,000 D 9 DAMSON WAY MARKET DRAYTON TF9 2UG 126 £2,738 11/02/2019 £280,000 D 10 DAMSON WAY MARKET DRAYTON TF9 2UG 108 £2,593 20/12/2018 £310,000 D 12 DAMSON WAY MARKET DRAYTON TF9 2UG 123 £2,520 17/12/2018 £362,500 D 14 DAMSON WAY MARKET DRAYTON TF9 2UG 147 £2,466 12/04/2019 £325,000 D 16 DAMSON WAY MARKET DRAYTON TF9 2UG 123 £2,642 27/06/2019 £320,000 D 18 DAMSON WAY MARKET DRAYTON TF9 2UG 123 £2,602 22/03/2019 £225,000 D 20 DAMSON WAY MARKET DRAYTON TF9 2UG 80 £2,813 29/03/2019 £225,000 D 22 DAMSON WAY MARKET DRAYTON TF9 2UG 80 £2,813 29/03/2019 £247,000 D 24 DAMSON WAY MARKET DRAYTON TF9 2UG 88 £2,807 29/04/2019 £225,000 D 26 DAMSON WAY MARKET DRAYTON TF9 2UG 80 £2,813

205 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

05/07/2019 £275,450 D 28 DAMSON WAY MARKET DRAYTON TF9 2UG 107 £2,574 23/03/2018 £290,000 D 1 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,283 18/05/2018 £287,500 D 2 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,264 29/03/2018 £305,000 D 3 BLANDFORD WAY MARKET DRAYTON TF9 3FS 143 £2,133 18/04/2018 £300,000 D 4 BLANDFORD WAY MARKET DRAYTON TF9 3FS 135 £2,222 07/06/2018 £310,000 D 6 BLANDFORD WAY MARKET DRAYTON TF9 3FS 143 £2,168 27/04/2018 £322,500 D 8 BLANDFORD WAY MARKET DRAYTON TF9 3FS 146 £2,209 08/06/2018 £290,000 D 9 BLANDFORD WAY MARKET DRAYTON TF9 3FS 128 £2,266 29/06/2018 £305,000 D 10 BLANDFORD WAY MARKET DRAYTON TF9 3FS 143 £2,133 29/06/2018 £220,000 T 11 BLANDFORD WAY MARKET DRAYTON TF9 3FS 106 £2,075 22/06/2018 £365,000 D 12 BLANDFORD WAY MARKET DRAYTON TF9 3FS 165 £2,212 29/06/2018 £215,000 T 13 BLANDFORD WAY MARKET DRAYTON TF9 3FS 106 £2,028 15/06/2018 £325,000 D 14 BLANDFORD WAY MARKET DRAYTON TF9 3FS 146 £2,226 24/08/2018 £220,000 T 15 BLANDFORD WAY MARKET DRAYTON TF9 3FS 106 £2,075 28/09/2018 £335,000 D 16 BLANDFORD WAY MARKET DRAYTON TF9 3FS 146 £2,295 30/11/2018 £320,000 D 17 BLANDFORD WAY MARKET DRAYTON TF9 3FS 143 £2,238 27/09/2018 £235,000 D 19 BLANDFORD WAY MARKET DRAYTON TF9 3FS 93 £2,527 26/10/2018 £300,000 D 21 BLANDFORD WAY MARKET DRAYTON TF9 3FS 135 £2,222 10/04/2019 £292,000 D 23 BLANDFORD WAY MARKET DRAYTON TF9 3FS 137 £2,131 16/11/2018 £297,500 D 25 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,343 27/06/2019 £335,000 D 26 BLANDFORD WAY MARKET DRAYTON TF9 3FS 146 £2,295 07/12/2018 £355,000 D 27 BLANDFORD WAY MARKET DRAYTON TF9 3FS 173 £2,052 28/06/2019 £290,000 D 28 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,283 07/12/2018 £355,000 D 29 BLANDFORD WAY MARKET DRAYTON TF9 3FS 173 £2,052 01/03/2019 £160,000 S 30 BLANDFORD WAY MARKET DRAYTON TF9 3FS 58 £2,759 14/12/2018 £357,500 D 31 BLANDFORD WAY MARKET DRAYTON TF9 3FS 173 £2,066 01/03/2019 £160,000 S 32 BLANDFORD WAY MARKET DRAYTON TF9 3FS 58 £2,759 25/01/2019 £370,000 D 33 BLANDFORD WAY MARKET DRAYTON TF9 3FS 165 £2,242 18/12/2018 £357,500 D 35 BLANDFORD WAY MARKET DRAYTON TF9 3FS 173 £2,066 21/11/2018 £305,000 D 37 BLANDFORD WAY MARKET DRAYTON TF9 3FS 135 £2,259 30/11/2018 £280,000 D 39 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,205 27/06/2019 £277,000 D 41 BLANDFORD WAY MARKET DRAYTON TF9 3FS 127 £2,181 31/05/2019 £307,500 D 43 BLANDFORD WAY MARKET DRAYTON TF9 3FS 135 £2,278 31/05/2019 £310,000 D 45 BLANDFORD WAY MARKET DRAYTON TF9 3FS 135 £2,296 29/03/2019 £225,000 S 47 BLANDFORD WAY MARKET DRAYTON TF9 3FS 106 £2,123 29/03/2019 £225,000 S 49 BLANDFORD WAY MARKET DRAYTON TF9 3FS 106 £2,123 17/07/2019 £310,000 D 51 BLANDFORD WAY MARKET DRAYTON TF9 3FS 143 £2,168 18/04/2019 £335,000 D 53 BLANDFORD WAY MARKET DRAYTON TF9 3FS 146 £2,295 26/04/2019 £245,000 D 1 VERRILL CLOSE MARKET DRAYTON TF9 3FT 93 £2,634 09/08/2019 £315,000 D 2 VERRILL CLOSE MARKET DRAYTON TF9 3FT 135 £2,333 31/05/2019 £170,000 S 3 VERRILL CLOSE MARKET DRAYTON TF9 3FT 58 £2,931 10/05/2019 £190,000 S 4 VERRILL CLOSE MARKET DRAYTON TF9 3FT 77 £2,468 26/06/2019 £167,500 S 5 VERRILL CLOSE MARKET DRAYTON TF9 3FT 58 £2,888 17/05/2019 £200,000 S 6 VERRILL CLOSE MARKET DRAYTON TF9 3FT 77 £2,597 28/06/2019 £167,500 S 7 VERRILL CLOSE MARKET DRAYTON TF9 3FT 58 £2,888 27/06/2019 £167,500 S 9 VERRILL CLOSE MARKET DRAYTON TF9 3FT 58 £2,888 21/06/2019 £265,000 D 11 VERRILL CLOSE MARKET DRAYTON TF9 3FT 101 £2,624

206 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

28/06/2019 £97,300 T 23 VERRILL CLOSE MARKET DRAYTON TF9 3FT 77 £1,264 28/06/2019 £97,300 T 25 VERRILL CLOSE MARKET DRAYTON TF9 3FT 77 £1,264 28/06/2019 £97,300 T 27 VERRILL CLOSE MARKET DRAYTON TF9 3FT 77 £1,264 14/12/2018 £300,000 D 1 SLOAN WAY MARKET DRAYTON TF9 3FZ 137 £2,190 28/06/2018 £305,000 D 2 SLOAN WAY MARKET DRAYTON TF9 3FZ 143 £2,133 24/01/2019 £298,000 D 3 SLOAN WAY MARKET DRAYTON TF9 3FZ 137 £2,175 29/06/2018 £322,500 D 4 SLOAN WAY MARKET DRAYTON TF9 3FZ 146 £2,209 18/12/2018 £330,000 D 5 SLOAN WAY MARKET DRAYTON TF9 3FZ 146 £2,260 29/06/2018 £362,500 D 6 SLOAN WAY MARKET DRAYTON TF9 3FZ 165 £2,197 31/08/2018 £350,000 D 8 SLOAN WAY MARKET DRAYTON TF9 3FZ 173 £2,023 31/08/2018 £292,500 D 10 SLOAN WAY MARKET DRAYTON TF9 3FZ 127 £2,303 25/05/2018 £185,000 S 1 OAKLEY ROAD MARKET DRAYTON TF9 3GL 78 £2,372 29/06/2018 £285,000 D 2 OAKLEY ROAD MARKET DRAYTON TF9 3GL 140 £2,036 25/05/2018 £182,500 S 3 OAKLEY ROAD MARKET DRAYTON TF9 3GL 78 £2,340 25/05/2018 £177,500 S 5 OAKLEY ROAD MARKET DRAYTON TF9 3GL 78 £2,276 18/05/2018 £180,000 S 7 OAKLEY ROAD MARKET DRAYTON TF9 3GL 78 £2,308 16/08/2019 £149,950 T 1 TOWERS LAWN COURT MARKET DRAYTON TF9 3GN 69 £2,173 15/08/2019 £149,950 T 2 TOWERS LAWN COURT MARKET DRAYTON TF9 3GN 69 £2,173 26/07/2019 £149,950 T 4 TOWERS LAWN COURT MARKET DRAYTON TF9 3GN 69 £2,173 24/05/2019 £149,950 T 9 TOWERS LAWN COURT MARKET DRAYTON TF9 3GN 69 £2,173 17/05/2019 £149,950 T 10 TOWERS LAWN COURT MARKET DRAYTON TF9 3GN 69 £2,173 02/02/2018 £230,000 T 1 ADDERLEY HALL BARNS ADDERLEY MARKET DRAYTON TF9 3TE 153 £1,503 12/04/2018 £345,000 T 2 ADDERLEY HALL BARNS ADDERLEY MARKET DRAYTON TF9 3TE 181 £1,906 23/03/2018 £385,000 T 3 ADDERLEY HALL BARNS ADDERLEY MARKET DRAYTON TF9 3TE 194 £1,985 29/03/2019 £300,000 T 6 ADDERLEY HALL BARNS ADDERLEY MARKET DRAYTON TF9 3TE 188 £1,596 21/01/2019 £499,950 D 2 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 253 £1,976 09/11/2018 £399,950 D 3 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 201 £1,990 10/12/2018 £499,950 D 4 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 237 £2,109 07/09/2018 £399,950 D 5 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 187 £2,139 31/07/2018 £389,950 D 6 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 159 £2,453 06/07/2018 £349,950 D 7 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 147 £2,381 17/10/2018 £87,900 S 8 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 89 £988 22/05/2018 £399,950 D 10 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 208 £1,923 08/06/2018 £499,950 D 11 THE MYND NORTON IN HALES MARKET DRAYTON TF9 4FF 247 £2,024 25/01/2019 £435,000 D 2 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 145 £3,000 19/07/2019 £537,200 D 8 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 188 £2,857 30/10/2018 £318,950 D 10 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 96 £3,322 23/10/2018 £310,750 D 11 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 96 £3,237 17/01/2019 £293,500 D 12 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 95 £3,089 10/12/2018 £117,538 S 13 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 83 £1,416 10/12/2018 £117,538 S 14 PRESTWICH CLOSE MORVILLE BRIDGNORTH WV16 4TH 83 £1,416 25/01/2019 £174,995 S 1 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 24/08/2018 £179,995 S 2 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,368 22/11/2018 £249,995 D 3 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 109 £2,294 26/10/2018 £172,995 S 4 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 77 £2,247 02/11/2018 £174,995 S 5 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 29/05/2018 £211,895 D 6 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 94 £2,254

207 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

25/10/2018 £174,995 S 7 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 25/01/2019 £174,995 D 8 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 29/06/2018 £237,995 D 9 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 108 £2,204 14/12/2018 £174,995 S 10 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 14/12/2018 £174,995 S 11 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 07/09/2018 £119,000 S 19 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 77 £1,545 30/11/2018 £213,310 D 20 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 101 £2,112 16/11/2018 £141,750 S 21 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 07/12/2018 £141,750 S 22 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 26/04/2019 £169,995 S 23 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,237 31/01/2019 £174,995 S 24 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,303 30/11/2018 £141,750 S 25 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 14/11/2018 £141,750 S 26 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 29/11/2018 £141,750 S 27 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 16/11/2018 £141,750 S 28 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 63 £2,250 27/02/2019 £224,995 D 29 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 95 £2,368 18/10/2018 £219,995 D 30 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 95 £2,316 02/11/2018 £174,995 S 31 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 77 £2,273 21/12/2018 £176,995 S 32 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 76 £2,329 04/12/2018 £216,895 D 35 STALEY GROVE HIGHLEY BRIDGNORTH WV16 6FB 94 £2,307

208 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Appendix 7 – Residential Newbuild Asking Prices (December 2019)

Area Agent Development Address Address Postcode Name Bedrooms Type m2 Asking Price £/m2 South Rural whg Walsall Linwood Park West WaY Shifnal TF11 8DU 6 x 3 S £235,000 South Rural whg Walsall Linwood Park West WaY Shifnal TF11 8DU 3 D £285,000 South Rural Countryside Linwood Park Stanton Road Shifnal TF11 8NX Ashop 3 D 100 £299,995 £3,004 South Rural Countryside Linwood Park Stanton Road Shifnal TF11 8NX Longford 3 S 83 £256,995 £3,098 South Rural Countryside Linwood Park Stanton Road Shifnal TF11 8NX Longford 3 S 83 £254,995 £3,074 South Rural Countryside Linwood Park Stanton Road Shifnal TF11 8NX Dunham x3 4 D 111 £329,995 £2,962 South Rural Countryside Linwood Park Stanton Road Shifnal TF11 8NX Irwall 2 S 62 £187,500 £3,049 South Rural Butters John Bee Bradeney Drive Worfield Bridgnorth WV15 5NU x14 2 S 74 £239,950 £3,243 South Rural Nock Deighton Pound Street Bridgnorth WV16 4AP 3 T 102 £249,950 £2,450 South Rural Harwood The Woodlands Jackfield Telford TF8 7LN 4 S 0 £325,000 South Rural Harwood The Woodlands Jackfield Telford TF8 7LN 4 S 0 £335,000 South Rural Purple Bricks Tenbury Road Ludlow SY8 3NE 5 D 154 £425,000 £2,769 South Rural Beriman Eaton Prestwich Close Haughton Lane Bridgnorth WV16 4RJ 4 D 167 £429,950 £2,570 South Rural Beriman Eaton Prestwich Close Haughton Lane Bridgnorth WV16 4RJ 5 D 209 £535,950 £2,563 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Sandringham 5 D 205 £625,000 £3,047 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Oakwood 3 T 126 £325,000 £2,580 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Lyton 3 T 89 £320,000 £3,581 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Drayton 4 S 163 £475,000 £2,920 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Richmond 4 D 163 £499,000 £3,067 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Willow 5 D 187 £495,000 £2,651 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Caughley 5 D 239 £625,000 £2,617 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Harrington 5 D 187 £495,000 £2,651 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Leighton 5 D 216 £575,000 £2,659 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Pembroke 4 D 173 £499,000 £2,891 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Harebell 4 D 173 £475,000 £2,752 South Rural Paul Martin Homes Henrietta Way Coalport Telford TF8 7HZ/ Hazelton 3 S 89 £330,000 £3,692 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG East Wing 1 F £137,500 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG East Wing 1 F £139,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG East Wing 1 F £144,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG East Wing 2 F £184,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG 335 1 T £164,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG 336 2 T £234,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG 303 3 T £244,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG Central Hall 2 F £249,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG Central Hall 2 F £259,950 Central Rural Shropshire Homes Leighton Park Bicton Heath Shrewsbury SY3 5AG Central Hall 2 F £259,950 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Bicton 3 T 91 £242,000 £2,665 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Mousecroft 2 F 59 £180,000 £3,061 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Mousecroft 2 F 59 £175,000 £2,976 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Mousecroft x3 2 F 59 £177,500 £3,019 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Montford 4 T 135 £350,000 £2,588 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Mytton 4 D 147 £412,000 £2,795

209 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Belvidere 4 D 147 £405,000 £2,748 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Plealey 5 D 171 £450,000 £2,630 Central Rural SJ Roberts Sweetlake Meadow Longden Road Shrewsbury SY3 9FP Attingham 5 D 187 £499,500 £2,671 Central Rural Fletcher Homes Berrington Meadows Cross Houses Shrewsbury SY5 6LQ Vyrnwy 3 S 66 £203,000 £3,090 Central Rural Fletcher Homes Berrington Meadows Cross Houses Shrewsbury SY5 6LQ Fenemere 4 D 135 £410,000 £3,029 Central Rural Fletcher Homes Berrington Meadows Cross Houses Shrewsbury SY5 6LQ Blakemere 4 D 151 £420,000 £2,782 Central Rural Miller Homes Sovereign Park Oteley Road Weeping Cross SY2 6QH Hayfield 3 D £270,000 Central Rural Miller Homes Sovereign Park Oteley Road Weeping Cross SY2 6QH Beeley 3 S 76 £222,000 £2,921 Central Rural Miller Homes Sovereign Park Oteley Road Weeping Cross SY2 6QH Morley 3 D 75 £243,000 £3,240 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Chedworth 4 D 107 £324,950 £3,037 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Clayton 4 D 90 £279,950 £3,111 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Kendal 4 D 122 £309,950 £2,541 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Lumley 4 D 115 £299,950 £2,608 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Roseberry 4 D 126 £299,950 £2,381 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Ruffer 3 D 84 £244,950 £2,916 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Souter 3 T 83 £224,950 £2,710 Central Rural Persimmon Weir Hill Gardens Preston Street Shrewsbury SY2 5PP Winster 4 D 122 £334,950 £2,745 Central Rural Taylor Wimpey Lily Hay Preston Street Shrewsbury SY2 5PP Gosford 3 S 86 £227,950 £2,651 Central Rural Taylor Wimpey Lily Hay Preston Street Shrewsbury SY2 5PP Milldale 3 S 76 £229,950 £3,026 Central Rural Taylor Wimpey Lily Hay Preston Street Shrewsbury SY2 5PP Aldenham 3 D 102 £261,000 £2,559 Central Rural Taylor Wimpey Lily Hay Preston Street Shrewsbury SY2 5PP Kentdale 4 D 108 £320,000 £2,963 Central Rural Taylor Wimpey Lily Hay Preston Street Shrewsbury SY2 5PP Haddenham 4 D 145 £361,000 £2,490 Central Rural Floreat Homes Radbrook Village Radbrook Road Shrewsbury SY3 9BJ 2 F £275,000 Central Rural Floreat Homes Radbrook Village Radbrook Road Shrewsbury SY3 9BJ 1 F £165,000 Central Rural Floreat Homes Radbrook Village Radbrook Road Shrewsbury SY3 9BJ 2 F £235,000 Central Rural Floreat Homes Radbrook Village Radbrook Road Shrewsbury SY3 9BJ 2 F £285,000 Central Rural Floreat Homes Radbrook Village Radbrook Road Shrewsbury SY3 9BJ 2 F £290,000 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Belgrave 2 S 54 £179,950 £3,332 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Carisbrooke 4 D 108 £309,950 £2,870 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Arundel 3 S 74 £214,950 £2,905 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Earlsdale 3 D 112 £287,500 £2,567 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Grasmere 4 D 141 £332,500 £2,358 Central Rural Shropshire Homes Hanwood Heights Hanwood Shrewsbury SY5 8ND Berwick 3 T 63 £209,950 £3,333 Central Rural Bovis Bowbrook Meadows Mytton Oak Road Shrewsbury SY53 5BS Arundel 5 D 150 £439,995 £2,933 Central Rural Bovis Bowbrook Meadows Mytton Oak Road Shrewsbury SY53 5BS Oxford 5 D 147 £389,995 £2,653 Central Rural Bovis Bowbrook Meadows Mytton Oak Road Shrewsbury SY53 5BS Canterbury 4 D 119 £364,995 £3,067 Central Rural Bovis Bowbrook Meadows Mytton Oak Road Shrewsbury SY53 5BS Montford 4 D 110 £335,995 £3,055 Central Rural Bovis Bowbrook Meadows Mytton Oak Road Shrewsbury SY53 5BS Wimborne 4 D 105 £307,995 £2,933 Central Rural Bellway The Spinney Oteley Road Shrewsbury SY2 6QS Walnut 4 D 96 £309,500 £3,224 Central Rural Bellway The Spinney Oteley Road Shrewsbury SY2 6QS Aspen 4 D 115 £326,500 £2,839 Central Rural Bellway The Spinney Oteley Road Shrewsbury SY2 6QS Lilac 4 D 119 £345,000 £2,899 Central Rural Bellway The Spinney Oteley Road Shrewsbury SY2 6QS Acacia 4 D 161 £374,500 £2,326 Central Rural Bellway The Spinney Oteley Road Shrewsbury SY2 6QS Alder 4 D £379,500 Central Rural Shrewsbury Homes Hopton Park Nescliffe Shrewsbury SY4 1DP Malvern 3 S Central Rural Shrewsbury Homes Hopton Park Nescliffe Shrewsbury SY4 1DP Stowe 3 D Central Rural Shrewsbury Homes Hopton Park Nescliffe Shrewsbury SY4 1DP Radley 4 D £310,000 Central Rural Shrewsbury Homes Hopton Park Nescliffe Shrewsbury SY4 1DP Oundle 4 D

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Central Rural Shrewsbury Homes Hopton Park Nescliffe Shrewsbury SY4 1DP Moreton 4 D £318,000 Central Rural Galliers Homes Bomere Green Bomere Heath Shrewsbury SY4 3PG Avondale 4 D 117 £319,950 £2,736 Central Rural Galliers Homes Bomere Green Bomere Heath Shrewsbury SY4 3PG Ellerdine 4 D 144 £395,000 £2,747 Central Rural Shingler Homes Cruckmeole Meadows Hanwood Shrewsbury SY5 8JN Maple x2 4 D £435,000 Central Rural Shingler Homes Cruckmeole Meadows Hanwood Shrewsbury SY5 8JN Oak 5 D £470,000 Central Rural Barratt Bowbrook Meadows Whitty Close Shrewsbury SY5 8QA Halstead 4 D £349,995 Central Rural Gratton Oaks Darby Close Nescliffe Shrewsbury SY4 1BE 5 D 214 £629,995 £2,948 Central Rural Gratton Oaks Darby Close Nescliffe Shrewsbury SY4 1BE 5 D 251 £649,995 £2,591 North Rural Pickstock Homes Irvine Gardens St Martins Nr Oswestry Alwen 2 S £149,950 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Primrose 3 S 63 £200,000 £3,175 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Lupine 2 D £220,000 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Snowdrop 3 D £235,000 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Daffodil 3 D 110 £265,000 £2,409 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Hawthorne 4 D 110 £285,000 £2,591 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Bluebell 3 D 81 £290,000 £3,580 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Marigold 4 D £305,000 North Rural Primoris Homes Park House Meadows Oswestry SY11 4AU Campion 4 D 115 £335,000 £2,913 North Rural Monks Willowbank Meadows Hengoed Oswestry SY10 3 T £219,950 North Rural Galliers Homes Woodfields Chester Road Hinstock TF9 2TG Langdale 4 D 127 £280,000 £2,205 North Rural Galliers Homes Woodfields Chester Road Hinstock TF9 2TG Lauderdale 4 D 120 £325,000 £2,708 North Rural Galliers Homes Woodfields Chester Road Hinstock TF9 2TG Dendale 3 D 85 £267,500 £3,147 North Rural Galliers Homes Woodfields Chester Road Hinstock TF9 2TG Ashford 4 D 168 £445,000 £2,649 North Rural Galliers Homes Woodfields Chester Road Hinstock TF9 2TG Exeter 4 D 167 £430,000 £2,575 North Rural Lioncourt Homes Oaklands Park Shawbury Shrewsbury SY4 4NR Walnut 4 D 166 £409,950 £2,470 North Rural Lioncourt Homes Oaklands Park Shawbury Shrewsbury SY4 4NR Newent 4 D 130 £325,000 £2,500 North Rural Lioncourt Homes Oaklands Park Shawbury Shrewsbury SY4 4NR Tibberton 3 D 144 £295,950 £2,055 North Rural Lioncourt Homes Oaklands Park Shawbury Shrewsbury SY4 4NR Mulberry 5 D 135 £335,000 £2,481 North Rural Shingler Homes Knights Green Knockin Oswestry SY10 8HJ Hopton 5 D £525,000 North Rural Shingler Homes Knights Green Knockin Oswestry SY10 8HJ Willcott 4 D £450,000 North Rural Shingler Homes Knights Green Knockin Oswestry SY10 8HJ Cliffe 4 D £415,000 North Rural James Du Pavey St Peter's Court Adderley Market Drayton 5 D 167 £375,000 £2,246 North Rural Shingler Longwood Park Higher Heath Whitchurch SY13 2JL Hawkstone 4 D £385,000 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Dadford 3 S 68 £211,500 £3,110 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Milldale 3 S 76 £234,500 £3,086 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Ingleton 3 S 101 £254,950 £2,527 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Monkford 4 D £291,500 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Eynsham 4 D 135 £330,000 £2,444 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Clifford 4 D 125 £334,950 £2,679 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Lavenham 5 D 153 £394,950 £2,583 Shrewsbury Taylor Wimpey Sutton Grange Oteley Road Shrewsbury SY2 6FN Barley 4 D 165 £414,950 £2,521 Shrewsbury Bellway Copthorne Keep Copthorne Road Shrewsbury SY3 8LZ Almond 2 T 61 £211,995 £3,475 Shrewsbury Bellway Copthorne Keep Copthorne Road Shrewsbury SY3 8LZ Almond 2 T 61 £215,995 £3,541 Shrewsbury Bellway Copthorne Keep Copthorne Road Shrewsbury SY3 8LZ Cherry 3 S 73 £254,500 £3,486 Shrewsbury Bellway Copthorne Keep Copthorne Road Shrewsbury SY3 8LZ Elton 4 S 100 £310,995 £3,110 Shrewsbury Bellway Copthorne Keep Copthorne Road Shrewsbury SY3 8LZ Stockton 3 T 98 £319,995 £3,265 Shrewsbury Galliers Homes Oakridge Gardens Oteley Road Shrewsbury SY2 6QW Compton 3 D 93 £279,950 £3,002 Shrewsbury Galliers Homes Oakridge Gardens Oteley Road Shrewsbury SY2 6QW Briar 3 S 88 £269,950 £3,059

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Shrewsbury Galliers Homes Oakridge Gardens Oteley Road Shrewsbury SY2 6QW Larkspur 3 S 81 £239,950 £2,976 Shrewsbury Galliers Homes Oakridge Gardens Oteley Road Shrewsbury SY2 6QW Briar 3 S 88 £264,950 £3,002 Shrewsbury Shropshire Homes Chaddeslode Gardens Abbey Foregate Shrewsbury SY2 6AZ plot2 3 T £524,950 Shrewsbury Shropshire Homes Chaddeslode Gardens Abbey Foregate Shrewsbury SY2 6AZ plot4 2 T £284,950 Shrewsbury Monks Winney Hill View Ellesmere Road Shrewsbury SY1 10 6 D 285 £549,950 £1,928 Church Stretton Samuel Woods Oakland Park Sandford Avenue Church Stretton SY6 7AW 5 D 270 £725,000 £2,685 Church Stretton Wrights Stretton Farm Road Church Stretton SY6 6DX 3 D £425,000 £0 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Grange 3 S 51 £179,950 £3,528 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Cardigan 4 D £434,950 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Rydal 4 D 140 £399,950 £2,857 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Berwick 3 S 63 £209,950 £3,333 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Grasmere 4 D 125 £342,500 £2,740 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Earlsdale 3 D 106 £289,950 £2,735 Pontesbury Shropshire Homes Cricketers Meadow Pontesbury SY5 0RF Arundel 3 D 75 £214,950 £2,866 Pontesbury Monks New House Hall Bank Pontesbury SY5 0RF 4 D 235 £499,950 £2,126 Pontesbury Halls Woodfield Pontesbury SY5 0SF plot 2 4 D 132 £339,500 £2,580 Shifnal Bovis Iddeshale Gardens Haughton Road Shifnal TF11 8DF Aspen 4 D £356,995 Shifnal Bovis Iddeshale Gardens Haughton Road Shifnal TF11 8DF Chestnut 4 D 122 £346,995 £2,844 Shifnal Bovis Iddeshale Gardens Haughton Road Shifnal TF11 8DF Hazel 3 S 79 £239,995 £3,038 Broseley Harwood Instones Building Broseley TF12 5EL 1 F 36 £109,950 £3,054 Broseley Harwood Instones Building Broseley TF12 5EL 2 F 68 £174,950 £2,573 Broseley Harwood Instones Building Broseley TF12 5EL 2 F 67 £179,950 £2,674 Broseley Harwood Ironbridge Road Broseley TF12 5AJ 4 D 168 £395,000 £2,353 Broseley Monks Ashworth Court Much Wenlock TF13 6AQ Coalport 4 D £595,000 Broseley Monks Ashworth Court Much Wenlock TF13 6AQ Jackfield 4 D £595,000 Broseley Monks Ashworth Court Much Wenlock TF13 6AQ 3 D £450,000 Cleobury Mortimer Strutt&Parker Redthorne Hill Cleobury Mortimer DY14 8QJ 2 D 98 £325,000 £3,316 Bishops Castle Monks Kerry Green Bishops Castle plot1 3 D 98 £239,000 £2,439 Ludlow Strutt&Parker Steeple Mews Pepper Lane Ludlow SY8 1PX 2 S 89 £375,000 £4,213 Ludlow Strutt&Parker Steeple Mews Pepper Lane Ludlow SY8 1PX 3 S 123 £435,000 £3,537 Ludlow Strutt&Parker Steeple Mews Pepper Lane Ludlow SY8 1PX 3 S 121 £500,000 £4,132 Ludlow Strutt&Parker Steeple Mews Pepper Lane Ludlow SY8 1PX 2 S 60 £325,000 £5,417 Ludlow Andrew Grant Parys Road Ludlow SY8 1XB plot 7 4 D 142 £385,000 £2,712 Ludlow Andrew Grant Parys Road Ludlow SY8 1XB 4 D 105 £475,000 £4,529 Ludlow Andrew Grant Parys Road Ludlow SY8 1XB 4 D 117 £360,000 £3,078 Wem James du Pavey Whitchurch Road Wem 4 D £310,000 Wem Monks Tilley Road Wem SY4 5HA 3 D 81 £250,000 £3,079 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Kennett 3 T 118 £237,500 £2,013 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Fairway 3 D £240,000 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Hertford 4 D 140 £290,000 £2,071 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Ashtree 4 D £295,000 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Exeter 4 D 170 £305,000 £1,794 Market Drayton David Wilson Homes Drayton Meadows Blandford Way Market Drayton TF9 3FS Holden 4 D 152 £335,000 £2,204 Whitchurch Hollins Homes The Orchards Chester Road Whitchurch SY13 2JL Cromwell 4 D 139 £375,000 £2,691 Whitchurch Hollins Homes The Orchards Chester Road Whitchurch SY13 2JL Wordsworth 4 D 126 £335,000 £2,661 Whitchurch Hollins Homes The Orchards Chester Road Whitchurch SY13 2JL Bronte 4 D 138 £359,950 £2,609 Whitchurch Hollins Homes The Orchards Chester Road Whitchurch SY13 2JL Elgar 3 D 90 £265,000 £2,938

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Oswestry Woodhead Middleton Road Oswestry SY11 2PS 4 S 108 £200,000 £1,859 Oswestry Woodhead Middleton Road Oswestry SY11 2PS 4 S 108 £215,000 £1,998 Ellesmere Fletcher Homes Hawthorne Rise Ellesmere SY12 9ER Preston 4 S 106 £215,000 £2,028 Ellesmere Fletcher Homes Hawthorne Rise Ellesmere SY12 9ER Vyrnwy 3 S 65 £173,000 £2,662 Ellesmere Fletcher Homes Hawthorne Rise Ellesmere SY12 9ER Attingham 4 D 116 £265,000 £2,284 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA 7 4 D 181 £535,000 £2,949 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Almington 4 D 187 £489,995 £2,615 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Brompton 4 D 162 £455,000 £2,805 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Kemberton 5 S 170 £430,000 £2,531 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Wrenbury 4 T 115 £310,000 £2,702 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Lyneal 3 T 99 £265,000 £2,688 Ellesmere Fletcher Homes Kynaston Place Birch Road Ellesmere SY12 9AA Marbury 3 T 74 £200,000 £2,701

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214 PRE-CONSULTATION DRAFT Shropshire Council Local Plan Delivery and Viability Study – February 2020

Appendix 8 – Sales of Older Peoples Units

Newbuild? Beds D/F/S/T £/m2 Agent Development Address Address Postcode Flat sqm House sqm Price Flat Price House £/m2 Flat House McCarthy&Stone 33 Summerfield Place Wenlock Road Shrewsbury SY2 6JX y 2 f 86.43 £349,950 £4,049 McCarthy&Stone 29 Summerfield Place Wenlock Road Shrewsbury SY2 6JX y 2 f 92.05 £349,950 £3,802 McCarthy&Stone 30 Summerfield Place Wenlock Road Shrewsbury SY2 6JX y 1 f 64.93 £229,950 £3,542 McCarthy&Stone 21 Summerfield Place Wenlock Road Shrewsbury SY2 6JX y 1 f 58.42 £224,950 £3,851 McCarthy&Stone 31 Summerfield Place Wenlock Road Shrewsbury SY2 6JX y 1 f 52.87 £199,950 £3,782 McCarthy Resales Lock Court Copthorne Road Shrewsbury SY3 8LP n 2 f 120.77 £289,995 £2,401 McCarthy Resales Lock Court Copthorne Road Shrewsbury SY3 8LP n 1 f 51.00 £184,950 £3,626 McCarthy Resales Stiperstones Court Abbey Foregate Shrewsbury SY2 6AL n 1 f 60.00 £174,950 £2,916 McCarthy Resales Jebb Court Dairy Grove Ellesmere SY12 0GA n 1 f 53.00 £145,000 £2,736 McCarthy Resales Butter Cross Court Stafford Street Newport TF10 7UD n 1 f 74.40 £141,000 £1,895 McCarthy Resales Butter Cross Court Stafford Street Newport TF10 7UD n 1 f 50.00 £132,000 £2,640 Samuel Wood 5 Stanhill Road Radbrook Shrewsbury SY3 6AL n 2 f £250,000 Samuel Wood Betjeman Lodge Corve Street Ludlow SY8 1DJ y 2 f £271,950 Samuel Wood Betjeman Lodge Corve Street Ludlow SY8 1DJ y 1 f £233,950 Samuel Wood Betjeman Lodge Corve Street Ludlow SY8 1DJ y 1 f £195,950 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 2 f 59.10 £179,995 £3,046 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 2 f 56.00 £149,950 £2,678 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 1 f £99,000 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 1 f 43.80 £92,500 £2,112 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 1 f 41.40 £79,995 £1,932 Samuel Wood Burgess Court Gravel Hill Ludlow SY8 1QW n 1 f 41.40 £69,995 £1,691 Samuel Wood The Cedars Abbey Foregate Shrewsbury SY2 6BY n 2 f 62.00 £150,000 £2,419 Samuel Wood College Court Ludlow SY8 1BZ n 2 f 43.80 £145,000 £3,311 Samuel Wood College Court Ludlow SY8 1BZ n 2 f 56.50 £97,995 £1,734 Samuel Wood Clifton Court Old Street Ludlow SY8 1TZ n 2 f 49.50 £95,000 £1,919 Samuel Wood Clifton Court Old Street Ludlow SY8 1TZ n 2 f 49.40 £90,000 £1,822 Samuel Wood Clifton Court Old Street Ludlow SY8 1TZ n 2 f £85,000 Connells Bradeney Drive Worfield Bridgnorth WV15 5NU y 2 s £250,000 Connells Bradeney Drive Worfield Bridgnorth WV15 5NU n 2 s £240,000 Miller Evans Sandford Gardens Church Stretton SY6 7AH n 2 f 65.78 £170,000 £2,585 Miller Evans 4 Radbrook House Shrewsbury SY3 6AL n 1 f £145,000 Miller Evans 11 Radbrook House Shrewsbury SY3 6AL n 1 f 33.14 £140,000 £4,225 Miller Evans 12 Radbrook House Shrewsbury SY3 6AL n 1 f 57.64 £135,000 £2,342 Miller Evans 32 Radbrook House Shrewsbury SY3 6AL n 1 f £110,000 Miller Evans 5 Mytton Oak Road Shrewsbury SY3 8XG n 2 t £130,000 Cooper Green Pooks Mytton Villa Mytton Oak Rad Shrewsbury SY3 8XG n 2 f 47.60 £120,000 £2,521 Cooper Green Pooks Mytton Villa Mytton Oak Rad Shrewsbury SY3 8XG n 2 f 45.90 £115,000 £2,505 Property Wise Beechurst Gardens Albrighton Wolverhampton WV7 3LT n 2 s 43.90 £159,000 £3,622 Property Wise Saxon Park Albrighton Wolverhampton WV7 3LT n 2 f 47.00 £95,000 £2,021 Property Wise Saxon Park Albrighton Wolverhampton WV7 3LT n 2 f 50.00 £92,500 £1,850 Property Wise Saxon Park Albrighton Wolverhampton WV7 3LT n 2 f £80,000

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Property Wise Saxon Park Albrighton Wolverhampton WV7 3LT n 1 f 44.00 £75,000 £1,705 Property Wise Saxon Park Albrighton Wolverhampton WV7 3LT n 1 f 47.70 £47,000 £985 Retirement Move Talbot Court Salop Street Bridgnorth WV16 5BR n 1 f £149,950 Retirement Move Talbot Court Salop Street Bridgnorth WV16 5BR n 1 f £130,000 Berriman Eaton Farthings Court Kings Loade Bridgnorth WV16 4DA n 1 f 49.70 £149,950 £3,017 Nick Tart Farthings Court Kings Loade Bridgnorth WV16 4DA n 1 f 43.00 £94,950 £2,208 Berriman Eaton Farthings Court Kings Loade Bridgnorth WV16 4DA n 1 f 49.40 £82,500 £1,670 Bowen Son & Watson Trimley Court Ellesmere SY12 0NY n 2 sd 78.10 £145,000 S&J Property Goosefield Close Market Drayton TF9 3TY n 2 d 45.00 £139,950 £3,110 S&J Property Goosefield Close Market Drayton TF9 3TY n 2 d 46.00 £125,000 £2,717 S&J Property Goosefield Close Market Drayton TF9 3TY n 2 d 45.00 £120,000 £2,667 S&J Property Goosefield Close Market Drayton TF9 3TY n 2 d 45.00 £114,950 £2,554 S&J Property Mercian Court Cheshire Street Market Drayton TF9 3TY n 2 f 50.00 £89,950 £1,799 S&J Property Mercian Court Cheshire Street Market Drayton TF9 3TY n 2 f 559.00 £79,950 S&J Property Oakview Market Drayton TF9 3TY n 2 f 62.00 £89,950 £1,451 Nick Tart Lavington Court Underhill Street Bridgnorth WV16 4BY n 1 f 45.00 £109,950 £2,443 Nick Tart Lavington Court Underhill Street Bridgnorth WV16 4BY n 1 f 46.00 £104,950 £2,282 Town & Country Regents Court Oswestry SY11 2BU n 2 f £106,000 Town & Country Regents Court Oswestry SY11 2BU n 2 f 30.00 £65,000 £2,167 Town & Country Regents Court Oswestry SY11 2BU n 1 f £59,950 Spencer Jakeman Hazeldine Court Longden Coleham Shrewsbury SY3 7BS n 1 f 56.00 £105,000 £1,875 Retirement n 1 f Homesearch Hazeldine Court Longden Coleham Shrewsbury SY3 7BS 41.70 £90,000 £2,158 Wrights Denehurst Shrewsbury Road Church Stretton SY6 6EQ n 1 f 59.00 £100,000 £1,695 Wrights Denehurst Shrewsbury Road Church Stretton SY6 6EQ n 1 f 42.00 £86,000 £2,048 Retirement n 2 f Homesearch Abraham Court Lutton Close Oswestry SY11 2TH 65.20 £99,500 £1,526 Retirement n 1 f Homesearch Abraham Court Lutton Close Oswestry SY11 2TH 58.90 £85,000 £1,443 Retirement n 1 f Homesearch Abraham Court Lutton Close Oswestry SY11 2TH 48.60 £71,950 £1,480 Retirement n 1 Homesearch Abraham Court Lutton Close Oswestry SY11 2TH £59,995

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Appendix 9 - CoStar Non-Residential Data

The pages in this appendix are not numbered.

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Appendix 10 – Land Registry Development Land Data

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Appendix 11 – CoStar Industrial Land

The pages in this appendix are not numbered.

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Appendix 12 – Long List of Potential Allocations

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Appraisals 13 – Residential Development

The pages in this appendix are not numbered.

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Appendix 14 – Appraisals – Older People’s Housing

The pages in this appendix are not numbered.

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Appendix 15 – Appraisals – Non-residential Development

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