Royal Pier Waterfront, Southampton. Financial Viability Assessment
|
|
- Myron Copeland
- 5 years ago
- Views:
Transcription
1 Royal Pier Waterfront, Southampton Financial Viability Assessment August 2015
2
3 1. INTRODUCTION CBRE has been instructed by Royal Pier Waterfront (Southampton) Limited ( RPW ), a company owned by the Lucent Group, to assess the financial viability of the Royal Pier Waterfront scheme in Southampton. The viability assessment is required in support of the Planning Application ( PA ) that is being submitted for this development. The basis of the CBRE appointment is to assess the level of Section 106 / CIL contributions and quantum of Affordable Housing the scheme can viably deliver. The existing site encompasses the former and currently dilapidated Royal Pier structure, the Gate House building presently occupied by Kuti s restaurant, Mayflower Park, the De Vere car park site as well as the marshalling yards and terminal building for the Red Funnel car ferry. The De Vere car park sits outside the current application boundary and the proposals for this site have therefore been excluded from the viability assessment. The PA for the redevelopment seeks planning permission for a mixed used development comprising a range of uses including residential, offices, hotel, leisure, cafes, retail, bars and restaurants. The application also provides for an enhanced and extended Mayflower Park, new marine basin, a continuous waterfront promenade as well as the relocation of the Red Funnel terminal to Trafalgar Dock. Purpose of the Report A major development of this nature will only be brought forward it if is deemed viable in delivery terms. A realistic level of affordable housing and planning contributions therefore needs to be agreed that does not hold back viable and sustainable development of what would be a premier new offer for Southampton. Following a thorough assessment of the constructions costs, value, finance requirements and the phasing strategy required to deliver the scheme it is CBRE s considered opinion that the development cannot viably deliver a planning compliant level of Section 106, CIL or Affordable Housing. Page 1
4 2. BACKGROUND There are a number of different partners and landowners involved with the Royal Pier development. These parties are:- ¾ Southampton City Council ( SCC ) is the landowner for Mayflower Park. ¾ Associated British Ports ( ABP ) is the landowner for the land and water areas of the existing pier and the Red Funnel car ferry area. ¾ The Crown Estate is the landowner of the remaining areas of seabed to be reclaimed from the River Test. ¾ The project will be undertaken by RPW (Southampton) Ltd; a company owned by the Lucent Group. The above partners signed a Conditional Landowners Development Agreement (CLDA) in February 2014, which sets out the terms and conditions for delivery of the project. Location & Description The Royal Pier site covers an area of approximately 35.4 acres (14.34 hectares) located immediately to the south of Southampton "Old Town". The site is bound to the south by the River Test, to the east and west by ABP operational land and to the north by West Quay and Town Quay Road. Immediately to the east of the Royal Pier site is Town Quay Pier, which extends for approximately 400 metres and provides a mix of office, retail and food and drink accommodation. The Red Funnel Hi- Speed service to the Isle of Wight and the Hythe Ferry embark from the east side of Town Quay which also includes the Town Quay Marina. As demonstrated by the diagram below, the site provides the break between the Western Docks and Eastern Docks and represents a major opportunity to provide an active, vibrant waterfront for Southampton, which is intimately connected with the city centre. Southampton Royal Pier Site Location Page 2 Source: Royal Pier Waterfront (Southampton) Limited
5 The Proposed Development The site is currently recognised as one of SCC s seven VIP projects under its published City Centre Masterplan. Historical proposals to develop the site date back more than 40 years however the recent development proposals were formulated in 2010 and subsequent negotiations with the landowners led to the signing of the CLDA in early The masterplan proposes both the reclamation of acres (5.85 hectares) of land from the River Test and the creation of a marine basin that will become a focus for the new waterfront development. The reclamation from the River Test includes the area occupied by the existing dilapidated pier. The western section of the reclaimed land will form an extension to the existing Mayflower Park. The proposed masterplan for the site has the potential to deliver approximately 150,000 sq m of development. This includes 730 new homes, 47,000 sq m of offices, 14,000 sq m of retail, an indoor market, a 250 bedroom hotel, a casino, over 10,000 sq m of cultural and civic uses, 7,400 sq m of leisure space and almost 2,000 sq m of conference accommodation. In addition the proposed scheme will provide significant transport and public realm improvements including: ¾ A network of connections to Southampton City Centre linking the Old Town with the waterfront; ¾ A network of high quality public spaces including public squares and a new accessible waterfront; ¾ An extension and improvement of Mayflower Park not only to provide a single, contiguous site for the PSP Southampton Boat Show, but also a tremendous asset for the city throughout the remainder of the year. The redevelopment also proposes the relocation of all Red Funnel operations to Trafalgar Dock. This will allow Red Funnel to operate both the Red Jet Hi- Speed and Ro- Ro car ferry service from a single terminal building. Page 3
6 3. FINANCIAL VIABILITY IN PLANNING In preparing the financial viability assessment, CBRE has had regard to published guidance on the approach to assessing financial viability for planning purposes. The context of achieving sustainable development stems from the National Planning Policy Framework ( NPPF ) which states that:. 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 into 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. The NPPF also refers to the use of planning conditions and obligations and advises that where obligations are being sought: local planning authorities should take account of changes in market conditions over time and, where appropriate, be sufficiently flexible to prevent planned development being stalled. RICS Guidance Further detailed guidance provided by the circular Financial Viability in Planning (GN 94/2012) published by the RICS states that: LPAs should be aware of the cumulative impact of all planning obligations and scheme requirements sought on development viability. It is not just section 106 obligations and CIL that can impact on scheme viability. Other scheme requirements and planning benefits sought can have a significant effect it is for decision- makers to recognise the requirement for sustainable development whilst also ensuring the development is deliverable in accordance with the NPPF. In accordance with the above guidance, it is also noted the following elements will need to be considered by decision- makers to make the development acceptable but may also impact on scheme viability: obligations and levies; provision of site specific highway improvements; design standards, including sustainability measures; land use mix; and abnormal scheme costs, including ground works. Given the range of potential demands on a development scheme such as this, it is necessary to balance the above competing requirements within the scope of what is viable, deliverable and acceptable in planning terms. Southampton City Council Policy In addition to the National and RICS guidance outlined above there are provisions with Southampton City Council s Affordable Housing Policy and CIL policy that enables contributions to be assessed on a subject to viability basis. It is worth noting that the Inspectors report into the Southampton CIL made specific reference to this scheme, where it was acknowledged that in exceptional circumstances CIL relief may need to be applied to enable delivery. Page 4 4. CONCLUSIONS & RECCOMENDATIONS
7 A detailed viability assessment has been undertaken by CBRE to assess the scheme s ability to make a CIL contribution and provide affordable housing. The assessment followed standard industry practice for assessing the viability of such schemes and was based on sound property market data, research and analysis. The viability study has found that the scheme is unable to provide any affordable housing or make a CIL payment and still be deliverable. It is very important to note that the development can only come forward following significant upfront expenditure to create the site. This involves the reclamation of acres (5.85 hectares) of the River Test needed to create a significant proportion of the development site and the relocation of the Red Funnel Ferry to Trafalgar Dock. It is widely acknowledged that securing funding for infrastructure delivery has prevented many large strategic sites from coming forward. Infrastructure funding is seen as risky by mainstream lenders and therefore developers must seek finance from equity investors, who require significantly higher returns on their capital. Indeed the issue with infrastructure funding has been recognised by the government and it has sought to aid the delivery of schemes by creating the Large Sites Infrastructure Programme (LSIP). This 1bn initiative is aimed at schemes capable of delivering more than 1,500 residential units and as circa 730 units are proposed for the Royal Pier development it would not qualify for LSIP funding. The significant infrastructure provision required to deliver the Royal Pier scheme represents an abnormal cost item that developments are not typically required to provide. It is the upfront provision of this infrastructure and the time required to construct it that renders the scheme unable to provide any affordable housing or make a CIL payment. If the scheme is required to provide CIL and/or affordable housing it will not be delivered. This is because there would be insufficient funds generated to provide a reasonable return for a developer and the equity investment required to deliver the infrastructure. Whilst the development may not be able to provide affordable housing or CIL the scheme will have a positive impact on the City of Southampton. The project will see the regeneration of a dilapidated site; jobs created - both short term during construction and long term in the offices, hotel, casino and retail premises; significant levels of public realm will be provided and a high class scheme will be developed to create a waterfront of international standing. Page 5
RYEDALE SITES LOCAL PLAN MATTER 3 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES
RYEDALE SITES LOCAL PLAN MATTER 3 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES REPRESENTOR ID: 1064 INTRODUCTION 1.1 We write on behalf of
More informationRYEDALE SITES LOCAL PLAN MATTER 4 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES
RYEDALE SITES LOCAL PLAN MATTER 4 PROPOSED HOUSING SITE OPTION REF. 116 LAND AT MIDDLETON ROAD, PICKERING BARRATT HOMES & DAVID WILSON HOMES REPRESENTOR ID: 1064 INTRODUCTION 1.1 We write on behalf of
More informationPlanning Reform and Housing Viability
Planning Reform and Housing Viability Colin Wiles colin@wilesconsulting.co.uk National Planning Policy Framework 1,000 pages reduced to 52 Framework for all future development Plan-led Golden thread of
More informationNottingham City Council Whole Plan & Community Infrastructure Levy Viability Assessment. January Executive Summary NCS. Nationwide CIL Service
Nottingham City Council Whole Plan & Community Infrastructure Levy Viability Assessment January 2016 Executive Summary NCS Nationwide CIL Service Contents 1. Executive Summary Page 2 2. Introduction Page
More informationViability and the Planning System: The Relationship between Economic Viability Testing, Land Values and Affordable Housing in London
Viability and the Planning System: The Relationship between Economic Viability Testing, Land Values and Affordable Housing in London Executive Summary & Key Findings A changed planning environment in which
More informationHousing White Paper Summary. February 2017
Housing White Paper Summary February 2017 On Tuesday 7 February, the government published the Housing White Paper, aimed at solving the housing crises in England through increasing the supply of homes
More informationshortfall of housing land compared to the Core Strategy requirement of 1000 dwellings per 1 Background
WIGAN CORE STRATEGY ADDITIONAL HEARING SESSION ADDRESSING SHORTFALL IN HOUSING SUPPLY- PROCEDURAL AND PRACTICAL IMPLICATIONS RESPONSE BY BARTON WILLMORE ON BEHALF OF PEEL HOLDINGS (LAND AND PROPERTY) LTD
More informationNORTH LEEDS MATTER 2. Response to Leeds Sites and Allocations DPD Examination Inspector s Questions. August 2017
NORTH LEEDS MATTER 2 Response to Leeds Sites and Allocations DPD Examination Inspector s Questions August 2017 CLIENT: TAYLOR WIMPEY, ADEL REFERENCE NO: CONTENTS 1.0 INTRODUCTION 2.0 TEST OF SOUNDNESS
More informationSouth Worcestershire Development Plan Examination Representation Form Additional Pages Consultation on Proposed Modifications to SWDP: 6 October 14 November 2014 South Worcestershire Councils Additional
More informationBotley Centre Oxford
Assessment of Viability Report Botley Centre Oxford April 2016 [Type text] Contents Introduction 3 Viability Guidance 4 Appraisal inputs 5 Conclusions 10 Adams Integra St John s House St John s Street
More informationREPRESENTATIONS TO SHEPWAY DISTRICT COUNCIL (SDC) PLACES AND POLICIES LOCAL PLAN SUBMISSIONS DRAFT SDC/COZUMEL ESTATES LIMITED
REPRESENTATIONS TO SHEPWAY DISTRICT COUNCIL (SDC) PLACES AND POLICIES LOCAL PLAN SUBMISSIONS DRAFT SDC/COZUMEL ESTATES LIMITED OTTERPOOL PARK 19 MARCH 2018 Quod Limited Contents 1 Introduction 3 2 Site
More informationProperty Consultants making a real difference to your business
Property Consultants making a real difference to your business Making commercial sense of property Focused on commercial benefits Making property add value to your business In everything we do, we are
More informationBriefing: National Planning Policy Framework
December 2015 Briefing: National Planning Policy Framework DCLG consultation on proposed changes This briefing note: Outlines the policy changes proposed to the NPPF Details the proposed transitional arrangements
More informationMAKING THE MOST EFFECTIVE AND SUSTAINABLE USE OF LAND
165 SOC146 To deliver places that are more sustainable, development will make the most effective and sustainable use of land, focusing on: Housing density Reusing previously developed land Bringing empty
More informationBIRMINGHAM DEVELOPMENT PLAN EXAMINATION 2014 MATTER E: GREEN BELT POLICY & THE LANGLEY SUE
BIRMINGHAM DEVELOPMENT PLAN EXAMINATION 2014 MATTER E: GREEN BELT POLICY & THE LANGLEY SUE STATEMENT BY SAVILLS ON BEHALF OF THE LANGLEY SUE CONSORTIUM SEPTEMBER 2014 Question 1.Does policy TP10 set out
More informationEast Riding Of Yorkshire Council
East Riding Of Yorkshire Council Affordable Housing Viability Assessment Analysis of increasing S106/CIL Contributions & the potential impact of Affordable Rent Tenures St Pauls House 23 Park Square South
More informationRegeneration and Property Committee. 16 March 2017
Regeneration and Property Committee 16 March 2017 Subject: Director/Head of Service: Access rights relating to the compulsory purchase of land to the rear of 7-10 St Margaret's Street, Canterbury, CT1
More informationPLANNING BRIEF SITE ND7, TEMPLE QUAY, BRISTOL
PLANNING BRIEF SITE ND7, TEMPLE QUAY, BRISTOL Site Description Plot ND7 is located within the area known as Temple Quay North in central Bristol, north of the Floating Harbour, and is incorporated within
More informationFOR SALE. Two exceptional development sites in the heart of Britain s Ocean City
FOR SALE Two exceptional development sites in the heart of Britain s Ocean City Colin Campbell Court PL1 2SR w Gateway sites of strategic importance w Available separately or as one package w Suitable
More informationDCLG consultation on proposed changes to national planning policy
Summary DCLG consultation on proposed changes to national planning policy January 2016 1. Introduction DCLG is proposing changes to the national planning policy framework (NPPF) specifically on: Broadening
More informationPlanning Application 16/4008/F Rockwell 771 units off Anchor and Hope Lane SE7
Annex (6 pages) Planning Application 16/4008/F Rockwell 771 units off Anchor and Hope Lane SE7 Evidence from Charlton Riverside Masterplan Summary (NB This is the Short Annex see also Long Annex for more
More informationQualifications. Career History
Josh Wedge, Senior Consultant Josh is a well-rounded consultant with experience in property market assessments and financial viability appraisals. Josh has advised on masterplan options, town-centre regeneration
More informationSHAPING WOOD WHARF CANARY WHARF S NEW PHASE
SHAPING WOOD WHARF CANARY WHARF S NEW PHASE Newsletter 01 March 2015 In December 2014, Tower Hamlets Council granted planning permission for the redevelopment of the Wood Wharf site to create a vibrant
More information134, 139, 140, 141 Bromsgrove Street, Unity House & The Armouries, Birmingham
Committee Date: 18/09/2014 Application Number: 2014/05497/PA Accepted: 17/06/2014 Application Type: Section 106B Application Target Date: 15/07/2014 Ward: Nechells 134, 139, 140, 141 Bromsgrove Street,
More informationPrinciple Barriers Holding Back Schemes. & Public Sector Solutions
Principle Barriers Holding Back Schemes & Public Sector Solutions 24 Barriers to growth: 1 2 3 4 5 6 7 8 Not enough outlets Too slow Sales Rates (Mortgage availability) Not enough land: Public sector land
More informationIMPLEMENTATION MASTERPLAN
ROTHERHAM TOWN CENTRE IMPLEMENTATION MASTERPLAN Prepared by WYG for Rotherham Metropolitan Borough Council June 2017 Contents Rotherham Town Centre Masterplan Introduction Town Centre Context Opportunity
More informationSite Allocations Plan
Site Allocations Plan Leeds Local Plan Development Plan Document Note of clarification for Inspector on Matter 2 and inclusion of UDP allocations as HG1 sites July 2018 Page 1 of 6 Note of clarification
More informationDraft Development Viability SPD
Draft Development Viability SPD November 2015 Consultation details We welcome your comments on the Draft Development Viability SPD. The Draft Development Viability SPD has been: Approved for consultation
More informationISLAND PLAN. Affordable Housing Contributions. Supplementary Planning Document
ISLAND PLAN Affordable Housing Contributions Supplementary Planning Document Page intentionally left blank Affordable Housing Contributions 2 Contents Affordable Housing Contributions 1. What is Affordable
More informationFOR SALE UNION ROAD LAND AT FORMER TYNE BRAND SITE FISH QUAY NORTH SHIELDS NORTH TYNESIDE NE30 1JH. A Bilfinger Real Estate company THE SITE
FOR SALE LAND AT FORMER TYNE BRAND SITE THE SITE UNION ROAD A Bilfinger Real Estate company Click on map for larger view. n Prominent allocated residential development opportunity in unique location n
More informationBOROUGH OF POOLE BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016
BOROUGH OF POOLE AGENDA ITEM 7 BUSINESS IMPROVEMENT OVERVIEW AND SCRUTINY COMMITTEE 17 MARCH 2016 CABINET 22 MARCH 2016 DEVELOPING A COMMERCIAL APPROACH TO THE USE OF ASSETS REPORT OF THE STRATEGIC DIRECTOR
More informationRochford Core Strategy Schedule of Changes
Rochford Core Strategy Schedule of Changes The changes below are expressed either in the conventional form of strikethrough for deletions and underlining for additions of text, or by specifying the change
More informationDraft National Planning Practice Guidance (August 2013)
October 2013 Draft National Planning Practice Guidance (August 2013) Planning Representations Prepared by Savills UK on behalf of Thames Valley Housing Savills UK 33 Margaret Street London W1G 0JD Introduction
More informationWigan Core Strategy Examination Additional Hearing Sessions
Wigan Core Strategy Examination Additional Hearing Sessions Morris Homes & Persimmon Homes Session on Specific Proposals to Meet the Identified Shortfall in Housing Land Golborne & Lowton 6 th March 2013
More informationAffordable Housing Information for landowners, builders and developers: Guide to Section 106 delivery of Affordable Homes What are Housing Section 106 Agreements? Section 106 (S106) of the Town and Country
More informationExamination into Cheshire East Local Plan
Examination into Cheshire East Local Plan Matter 14.8 Middlewich Representation Ref: 649516 on behalf of Persimmon Homes August 2014 Mosaic Town Planning Lowry House 17 Marble Street Manchester M2 3AW
More informationCentenary Quay Phase 4, Southampton - Business Case
Centenary Quay Phase 4, Southampton - Business Case Report by BBP Regeneration For Crest Nicholson Regeneration April 2016 Report prepared by: Studio 432, Metal Box Factory, 30 Great Guildford Street,
More informationNorth Northamptonshire Authorities Monitoring Report (AMR) 2015/16. Assessment of Housing Land Supply ( )
North Northamptonshire Authorities Monitoring Report (AMR) 2015/16 Assessment of Housing Land Supply (2017-22) April 2017 1.0 Introduction Purpose of Report 1.1 The National Planning Policy Framework (NPPF)
More informationFor and on behalf of Redrow Homes Ltd
For and on behalf of Redrow Homes Ltd Sheffield Additional Site Allocations Document Local Development Framework Consultation Representations Prepared by DLP Planning Ltd February 2012 Contents Page 1.0
More informationCommunity Infrastructure Levy & S106 Workshop
Community Infrastructure Levy & S106 Workshop Introduction Changes to the planning system in both England and Wales over recent years. Means of securing planning contributions or infrastructure improvements
More informationHardwick St Neots Road (S/3064/16/OL) Hardwick St Neots Road (S/3064/16/OL)
Heads of terms for the completion of a Section 106 agreement South Cambridgeshire District Council (Affordable Housing) Affordable housing percentage 40% 70% affordable rent and 30% Affordable housing
More informationD S P Planning & Development Viability Consultants
Epping Forest District Council Stage 1 Assessment of the Viability of Affordable Housing, Community Infrastructure Levy and Local Plan Ref: DSP14241 Final Report June 2015 Dixon Searle LLP The Old Hayloft
More informationJames Bullough, Senior Consultant
James Bullough, Senior Consultant James is a skilled property professional that has experience in advising private and public-sector clients on development viability and formulating evidence bases informing
More informationPersimmon Homes Severn Valley comment St Cuthbert (Out) Neighbourhood Plan Pre-Submission Consultation
150408 Persimmon Homes Severn Valley comment St Cuthbert (Out) Neighbourhood Plan Pre-Submission Consultation On Wednesday, 8 April 2015, 16:54, "Davis, Paul" wrote: See
More information1.4 The vast majority of all development proposed in the Core Strategy can be accommodated within Flood Zone 1.
Core Strategy Topic Paper 1 PPS25 sequential test Introduction 1.1 This document has been prepared in response to a representation submitted by the Environment Agency in respect to Rochford District Council
More informationMajor City Centre Redevelopment Opportunity 29,249 sq ft (2,718 sq m) St Andrew s Court
Major City Centre Redevelopment Opportunity 29,249 sq ft (2,718 sq m) www.vickeryholman.com www.m7propsearch.co.uk St Andrew s Court St Andrew s Street, Plymouth, Devon, PL1 2AH Vacant possession available
More informationIdentifying brownfield land suitable for new housing
Building more homes on brownfield land Identifying brownfield land suitable for new housing POS consultation response Question 1: Do you agree with our proposed definition of brownfield land suitable for
More informationTOWN PLANNING: RESIDENTIAL
TOWN PLANNING: RESIDENTIAL OUR CAPABILITIES The UK housing challenge The famous saying that an Englishman s home is his castle is under threat with the significant housing crisis that continues to grip
More information18/00994/FUL Land at Newton Grange Farm, Sadberge, Darlington
18/00994/FUL Land at Newton Grange Farm, Sadberge, Darlington Proposal Erection of 25 dwellings. NPPF (2018) Core Strategy 2011 CS1: Darlington s Sub-Regional Role and Locational Strategy CS2: Achieving
More informationSESSION ON COUNCIL'S SPECIFIC PROPOSALS TO INCREASE SUPPLY OF HOUSING LAND - GOLBORNE AND LOWTON
SESSION ON COUNCIL'S SPECIFIC PROPOSALS TO INCREASE SUPPLY OF HOUSING LAND - GOLBORNE AND LOWTON EPP reference: RES3-7261-JC-jc February 2013 1. EXPLANATION OF COUNCIL S PROPOSAL AND MODIFICATION REQUIRED
More informationRESPONSE TO CONSULTATION: Proposals for enabling more low cost, high quality starter homes for first time buyers.
Royal Town Planning Institute 41 Botolph Lane London EC3R 8DL Tel +44(0)20 7929 9494 Fax +44(0)20 7929 9490 Email online@rtpi.org.uk Website: www.rtpi.org.uk Registered Charity Numbers England 262865 Scotland
More informationRiverton Properties Ltd Proposed Special Housing Area
Riverton Properties Ltd Proposed Special Housing Area Housing Accords and Special Housing Areas Act 2013 Expression of Interest 1 This Expression of Interest is made on behalf of Riverton Properties Ltd,
More informationWATERSIDE OFFICE/RETAIL UNIT TO LET (TO BE REFURBISHED) TO LET
WATERSIDE OFFICE/RETAIL UNIT TO LET (TO BE REFURBISHED) TO LET KEY POINTS Prominent waterside location. Self-contained ground floor unit. On Site Parking and Bus Service to City Centre & Central Station
More informationCity of Wolverhampton Council Housing Company
WV Living City of Wolverhampton Council Housing Company Wholly Owned Housing Company Development of the Business Case What is covered Outline the proposition to develop a Council owned housing company
More informationManaging Change in the Historic Environment: Demolition of Listed Buildings
Background Managing Change in the Historic Environment: Demolition of Listed Buildings Managing Change is a series of guidance notes issued by Historic Environment Scotland in our role as lead public body
More informationCONSULTATION STATEMENT
October 2016 LB BIR.4109 BLOOR HOMES CONSULTATION STATEMENT Tanworth Lane, Cheswick Green PHASES 2 & 2A TOWN & COUNTRY PLANNING ACT 1990 (AS AMENDED) PLANNING AND COMPULSORY PURCHASE ACT 2004 Pegasus Group
More informationAgenda Item 14 REPORT TO CABINET
Agenda Item 14 REPORT TO CABINET 15 November 2017 Subject: Presenting Cabinet Member: Director: Contribution towards Vision 2030: Regeneration opportunity - Junction Two Councillor Paul Moore - Cabinet
More informationTHE COPELAND CENTRE AND MORESBY PARKS DEPOT LEASE OF PART. Fiona Rooney, Director of Commercial and Corporate Resources. Manager.
THE COPELAND CENTRE AND MORESBY PARKS DEPOT LEASE OF PART EXECUTIVE MEMBER: LEAD OFFICER: REPORT AUTHOR: Councillor Lena Hogg (Land and Property). Fiona Rooney, Director of Commercial and Corporate Resources.
More informationSOUTH CAMBRIDGESHIRE DISTRICT COUNCIL SELF-COMMISSIONED HOUSING AT ORCHARD PARK
SOUTH CAMBRIDGESHIRE DISTRICT COUNCIL REPORT TO: New Communities Portfolio Holder Meeting 20 May 2010 AUTHOR/S: Executive Director Operational Services/ Corporate Manager Planning and New Communities Purpose
More informationHousing Delivery. A Welsh Government Perspective. Neil Hemington, Chief Planner, Welsh Government
Housing Delivery A Welsh Government Perspective Neil Hemington, Chief Planner, Welsh Government Outline Scale and nature of the housing challenge Current position Planning approaches Other approaches Conclusions
More informationWarrington Borough Council. Local Plan
Internal Use Only Date Received: Acknowledged by: Recorded by: Warrington Borough Council Local Plan Preferred Development Option Regulation 18 Consultation Standard Response Form July 2017 Contents 1:
More informationAPPENDIX 7. Housing Enforcement Policy V May 2003
Housing Enforcement Policy V1.2 9 May 2003 INTRODUCTION This policy provides guidance on the aims and objectives of the Housing department to make homes on the Island fit and available for occupation.
More informationAFFORDABLE HOUSING REQUIREMENTS IN STOCKPORT. Explanatory Note
AFFORDABLE HOUSING REQUIREMENTS IN STOCKPORT Explanatory Note December 2015 1 Contents Introduction/Background... 3 Policy/Strategic Context... 3 The Local Development Framework... 3 Stockport s Housing
More informationCommunity-Led Housing: A Glossary of Legal Terms
Community-Led Housing: A Glossary of Legal Terms This glossary is intended to help those new to the community-led housing sector understand some of the terminology which crops up from time to time. In
More informationIN THE MATTER OF THE PLANNING AND COMPULSORY PURCHASE ACT 2004 AND IN THE MATTER OF BRAINTREE LOCAL PLAN GARDEN SETTLMENT PROPOSALS OPINION
IN THE MATTER OF THE PLANNING AND COMPULSORY PURCHASE ACT 2004 AND IN THE MATTER OF BRAINTREE LOCAL PLAN GARDEN SETTLMENT PROPOSALS OPINION 1. I am asked to advise Lightwood Strategic, who have an interest
More informationFORMER FLAMINGO PARK. OAKHILL ROAD, SEAVIEW, IOW, Po34 5Ap
FORMER FLAMINGO PARK OAKHILL ROAD, SEAVIEW, IOW, Po34 5Ap FORMER FLAMINGO PARK Oakhill Road, Seaview, Iow, PO34 5AP Freehold Offers Invited Rare freehold opportunity available for the first time in approximately
More informationChange of use of former shop (Class A1 retail) to drinking establishment (Class A4 Drinking Establishment) Approval with Conditions.
Application Number 07/2018/3291/FUL Address Unit 3 143 Station Road Bamber Bridge Preston Lancashire PR5 6LA Applicant Development Officer Recommendation Officer Name Mr Mark Bentham Change of use of former
More informationDEVELOPMENT OPPORTUNITY ST MICHAEL S CONVENT 354 LONDON ROAD, WATERLOOVILLE, PO7 7TF
DEVELOPMENT OPPORTUNITY ST MICHAEL S CONVENT 354 LONDON ROAD, WATERLOOVILLE, PO7 7TF ST MICHAEL S CONVENT INTRODUCTION St Michael s Convent was built in 885 with additions and extensions added in the 960
More informationParagraph 47 National Planning Policy Framework. rpsgroup.com/uk
To boost significantly the supply of housing, local planning authorities should use their evidence base to ensure that their Local Plan meets the full, objectively assessed needs for market and affordable
More informationRochford District Council Rochford Core Strategy - Statement on housing following revocation of East of England Plan
Rochford District Council Rochford Core Strategy - Statement on housing following revocation of East of England Plan I write with reference to your letter of 14 th June 2010, seeking Rochford District
More informationProposal for Belgrade City Centre Regeneration. May 2011
Proposal for Belgrade City Centre Regeneration May 2011 The region s real estate dynamics are changing In the last 20 years: Downtown areas were neglected outside of limited historical streets and squares.
More informationCommunity Housing Cymru, The Federation of Master Builders Home Builders Federation Planning for 20,000 Homes
Community Housing Cymru, The Federation of Master Builders Home Builders Federation Planning for 20,000 Homes chcymru.org.uk Recommendations for improvements to land and planning systems that would expedite
More informationBarnet and Southgate College, Grahame Park Way, Colindale, NW9 5RA
LOCATION: REFERENCE(S): WARD: APPLICANT: PROPOSAL: Barnet and Southgate College, Grahame Park Way, Colindale, NW9 5RA W01731GB Colindale Barnet and Southgate College Deed of variation to Section 106 Agreement
More informationTel: Fax:
David Wakeford Drivas Jonas Deloitte Athene Place 66 Shoe Lane London EC4A 3BQ cc. GNDP 26 th August 2010 Dear David Updated Response to Greater Norwich Development Partnership Stakeholder and Public Consultation
More informationTo provide an update on the Tauranga Marine Precinct project for the period to 30 June 2015.
41 Monitoring Committee 27"^ July 2015 DC No: 202 Purpose To provide an update on the Tauranga Marine Precinct project for the period to 30 June 2015. Executive Summary 2. The first draft of the Regional
More informationColchester Borough Council - Local Plan Part 2 Viability Study: Summary of Emerging Findings
Appendix 1 Colchester Borough Council - Local Plan Part 2 Viability Study: Summary of Emerging Findings 1. The Colchester Borough Council Viability Study provides the Council with evidence to assist it
More informationSection 5. Option appraisal process
05 Section 5. Option appraisal process 101 JUNIPER CRESCENT AND GILBEYS YARD Section 5. Assessment Process Each Option has been assessed on the same basis to ensure a fair and transparent approach. The
More informationEast Herts District Plan Part 1: Strategy Sieve 5: Strategy Testing. Land Owner/Developer Questionnaire
East Herts District Plan Part 1: Strategy Sieve 5: Strategy Testing Land Owner/Developer Questionnaire ugust 2012 rea of Search: 20. Ware East Sub-rea Call for Sites Ref: 05/020 (as subsection of larger
More information2. Draft Settlement Boundaries Planning Policy and local principles
Housing Information 1. Cornwall Local Plan policy position: Cornwall Local Plan sets down key targets for the provision of homes where they can best meet need and sustain the role and function of local
More informationHOUSING REGENERATION LAND ACQUISITION STRATEGY. Strategy for the acquisition of land for estates undergoing redevelopment
HOUSING REGENERATION LAND ACQUISITION STRATEGY Strategy for the acquisition of land for estates undergoing redevelopment Prepared for London Borough of Lambeth by Ardent with contributions from BDB and
More informationPRINCES REACH PUBLIC EXHIBITION. Royal Liver Building No. 8 Princes Dock No. 10 Princes Dock No. 12 Princes Dock The Quay 13
INTRODUCTION The site is situated within Liverpool Waters, a scheme covering 60 hectares which benefits from outline consent, that aims to create a world-class mixed use waterfront development quarter
More informationKirkstall Road A stunning mixed use development opportunity on a site of 6 acres
Kirkstall Road A stunning mixed use development opportunity on a site of 6 acres Distances NEWCASTLE UPON TYNE M1 M62 Leeds Bradford Airport 6.5 Miles 6.9 Miles 8.7 Miles PENRITH A66 DURHAM M1 Leeds Train
More informationHOUSING BACKGROUND PAPER
HOUSING BACKGROUND PAPER OCTOBER 2018 Header 1 CONTENTS 1. Background and Key Issues 1 2. Legislative and policy context 2 3. Duty to Cooperate 5 4. Evidence Base 5 5. Key changes 6 5.1 Optimising housing
More informationSHEFFIELD TEACHING HOSPITALS NHS FOUNDATION TRUST EXECUTIVE SUMMARY REPORT TO THE BOARD OF DIRECTORS HELD ON 19 SEPTEMBER 2012
SHEFFIELD TEACHING HOSPITALS NHS FOUNDATION TRUST EXECUTIVE SUMMARY REPORT TO THE BOARD OF DIRECTORS N HELD ON 19 SEPTEMBER 2012 Subject PCT Property and Estate Transfers Supporting Board Member Kirsten
More informationCentral Bedfordshire Council Social Care, Health and Housing Overview & Scrutiny Committee. 24 August 2015
Central Bedfordshire Council Social Care, Health and Housing Overview & Scrutiny Committee 24 August 2015 Tenant s Scrutiny Panel report on Complaints. Report of (Cllr Carole Hegley Executive Member for
More informationSEQUENTIAL TEST ASSESSMENT IN SUPPORT OF AN APPLICATION FOR THE CONSTRUCTION OF A HOTEL WITH ASSOCIATED HARD AND SOFT LANDSCAPING PARC CYBI, HOLYHEAD
IN SUPPORT OF AN APPLICATION FOR THE CONSTRUCTION OF A HOTEL WITH ASSOCIATED HARD AND SOFT LANDSCAPING PARC CYBI, HOLYHEAD DRAFT FOR CONSULTATION C h e s t e r O f f i c e W e l l H o u s e B a r n s C
More informationProposed Strategic Housing and Employment Land Availability Assessment (SHELAA) Methodology 2018
Proposed Strategic Housing and Employment Land Availability Assessment (SHELAA) Methodology 2018 1.1 This section of the report sets out the methodology to be used in preparing the three South Worcestershire
More informationHeathrow Expansion. Draft Land Acquisition and Compensation Policies. Agricultural Land and Property
1 INTRODUCTION Heathrow Expansion Draft Land Acquisition and Compensation Policies Agricultural Land and Property 1.1 This document sets out the draft policy of Heathrow in relation to the acquisition
More informationAnthony Banfield, FRICS Banfield Real Estate Solutions Ltd
Anthony Banfield, FRICS Banfield Real Estate Solutions Ltd } RICS Practice Statement GN13/2010 Contamination, the environment and sustainability What is it and why should we care? What does it cover? Implications
More informationCouncil Policy. Council policy title: Lease and Licence Policy 2018
Council Policy Council policy title: Lease and Licence Policy 2018 Council policy owner: Adopted by: 1. Policy intent Council is the custodian of land and building assets that support a wide range of community
More informationBrownfield first: making better use of our land
Brownfield first: making better use of our land Developed by the EIC Brownfield First Sub-Group on behalf of the EIC Contaminated Land Working Group Follow us @EICUKtweets #EICbrownfieldfirst Contents
More informationCore Strategy Topic Paper 1. PPS25 Sequential Test
Core Strategy Topic Paper 1 PPS25 Sequential Test Core Strategy Topic Paper 1 PPS25 sequential test Introduction 1.1 This document has been prepared in response to a representation submitted by the Environment
More informationFor: Epping Forest District Council
For: Epping Forest District Council Stage 2: Update Assessment of the Viability of Affordable Housing, Community Infrastructure Levy (CIL) and Local Plan Final Report November 2017 DSP17500 Dixon Searle
More informationCentral Bedfordshire Council. Report of: Cllr Nigel Young, Executive Member for Regeneration
Central Bedfordshire Council Executive 3 April 2018 Potton Hall for All Report of: Cllr Nigel Young, Executive Member for Regeneration (Nigel.Young@centralbedfordshire.gov.uk) Responsible Director(s):
More informationWelsh Government Housing Policy Regulation
www.cymru.gov.uk Welsh Government Housing Policy Regulation Regulatory Assessment Report August 2015 Welsh Government Regulatory Assessment The Welsh Ministers have powers under the Housing Act 1996 to
More informationCity Plan Sub- Committee Report
AGENDA ITEM: Date: 21 st July 2016 City Plan Sub- Committee Report Classification: Title: Report of: Cabinet Member Portfolio: Wards Affected: City for All Key Decision: Financial Summary: Report Author
More informationDevelopment Viability and Threshold Land Values
1. Development Viability and Threshold Land Values 1 2 / 2 / 2 0 1 4 This paper seeks to address the content of the Core Strategy Community Infrastructure Levy Draft Viability Assessment, dated Oct 2015.
More informationDraft Property Support Scheme and Voluntary Local Mitigation Scheme
Draft Property Support Scheme and Voluntary Local Mitigation Scheme The Moorside Project Stage Two MAY 2016 Introduction NuGeneration Limited (NuGen), a joint venture between Toshiba and ENGIE (formerly
More informationSW Overview of the Accelerated Delivery Programme Ian Knight MRICS Homes and Communities Agency
SW Overview of the Accelerated Delivery Programme Ian Knight MRICS Homes and Communities Agency 4 October 2017 Introduction The challenge we collectively face Government policy direction Partnering LAs
More information2. The Purpose of the Estates Strategy
Royal National Orthopaedic Hospital NHS Trust Trust Board - December 2012 Estates Strategy 2012 to 2017 - Executive Summary 1. Purpose of the Report The purpose of this report is to advise the Trust Board
More information