FOR SALE 200 dwellings residential development site with a resolution to grant planning permission THE STEEDS, GREAT COXWELL, OXFORDSHIRE SN7 7NN Outline Planning permission for up to 130 Private and 70 (35%) Affordable dwellings at 30 dph. Approximately 11.8 hectares (29.158 acres) gross. Residential Development Area of 6.7 net hectares (16.556 net acres) Green Infrastructure 4.55 hectares (11.243 acres), Primary Access 0.3 hectares (0.741 acres) Full Planning Permission for highway access. Section 106 contributions of 2,656,201 amounting to 13,281 per dwelling. The site is to include an equipped child play area
THE STEEDS, GREAT COXWELL, OXFORDSHIRE, SN7 7NN LOCATION The Steeds, Great Coxwell, Oxfordshire is a proposed development on the eastern edge of Great Coxwell, Oxfordshire. The land is located west of Coxwell Road, Great Coxwell and enjoys good access to local amenities in the market town of Faringdon. Coxwell Road links to the A420 which provides a direct link between Swindon and Oxford. Swindon railway station is 12.3 miles away and Oxford railway station is 18.7 miles. Within Faringdon there is a range of shops and supermarkets, a Primary School, a Secondary School, a Leisure Centre together with various sports facilities and a selection of local clubs. DIRECTIONS Postcode: SN7 7NN Leave the A420 at the Great Coxwell road junction. At the roundabout turn right into Coxwell Road the site is found approximately 0.5 miles down along this road on the left hand side. There is a Steeds Farm sign just before the land. A WebbPaton for sale sign marks the site. DESCRIPTION This 200 dwelling site has been promoted through planning by Welbeck Strategic Land LLP using the planning consultant David Barnes of Star Planning Tel: 0121 444 7554 or Email: david@starplanning.co.uk, along with Welbeck / WebbPaton, has secured an outline planning consent. The dwellings are to accord with the SHMA with a mix to be family housing complimented by a selection of 1, 2 and 3 bedroom dwellings. These will be 2 and 2.5 storey dwellings built using a palette of stone and brick colours with dark and red slate roofs. The plan shows in black the indicative dwellings which can be 2.5 storeys high.
PLANNING The Vale of White Horse District Council Planning Committee resolved to grant planning permission under Planning Application number P15/V1934/O on 9 th December 2015 for up to 200 no. dwellings, attenuation pond, landscaping and child play area. A copy of the VWHDC Planning Committee Report can be found at: http://democratic.whitehorsedc.gov.uk/mgai.aspx?id=22530 Further planning details can be found at VWHDC Planning Portal: http://www.whitehorsedc.gov.uk/java/support/main.jsp?module=applicationdetails&ref=p15/v1934/o ACCESS The planning permission includes a new access onto the Coxwell Road (see Drawing No. 3464.020 Rev B). Whilst not on the application itself, the proposal will make a contribution towards improvements to the A420 / Coxwell Road in the form of a traffic light signalised junction. This is located in land solely owned by the Oxfordshire County Council as part of highway under the definition of the Highways Act. Details are available on the website. SECTION 106 PLANNING OBLIGATIONS Section 106 Heads of Terms have been agreed and the legal agreement is currently being prepared. The total Section 106 contributions are 2,656,201 amounting to 13,281 per dwelling. The anticipated phasing of the payments are: VWHDC S106 CONTRIBUTIONS Contribution When payable MUGAs (offsite) contribution 236.13 per dwelling 47,226 at 0, 50, 125 dwellings Artificial Grass Pitch 66.72 per dwelling 13,344 at 0, 50, 125 dwellings Waste Bin contribution 170 per dwelling 34,000 at 0, 50, 125 dwellings Monitoring contribution 23,420 at 0 dwellings TOTAL VWHDC S106 117,990
OCC S106 CONTRIBUTIONS Primary School and Early Years Education 1,160,000 maximum contribution based on the following calculation per dwelling: 2 Bed 3 Bed 4/5 Bed Market 2,000 3,760 6,320 Affordable 7,520 14,080 20,240 Secondary School and Sixth Form 478,839 maximum contribution based on the following calculation per dwelling: 2 Bed 3 Bed 4/5 Bed Market 666.18 1,415.62 3,247.61 Affordable 2,747.98 5,704.13 8,910.10 1,160,000 at 0, 50, 125 dwellings 478,839 at 0, 50, 125 dwellings Strategic Bus services 204,653 at 50 dwellings Highway Improvement A420 650,000 at 50 dwellings Bus Shelters 12,287 at 0 dwellings Rights of Way contribution 15,359 at 50 dwellings Traffic Regulation Order (speed limit) 5,116 at 0 dwellings Travel Plan monitoring 1,269 at 0 dwellings OCC Monitoring 10,181 at 0 dwellings TOTAL OCC S106 2,538,191 TOTAL SECTION 106 CONTRIBUTIONS 2,656,201 AFFORDABLE HOUSING OBLIGATIONS Affordable Housing provision is a maximum of 70 dwellings being 35% of the dwellings to be split comprising a maximum of 75% Social Rent, 10% Starter / Low Cost and 15% Shared Ownership with an anticipated tenure mix of: Social Rent Up to 75% Shared Ownership Up to 15% Starter Low Cost Up to 10% 1-Bedroom 17% 0% 17% 2-Bedroom 46% 80% 63% 3-Bedroom 31% 20% 20% 4-Bedroom 6% 0% 0% Not more than 66% of the market housing shall be occupied until the rented and shared ownership houses have been built and transferred to a buyer. SERVICES The enquiries which have been made indicate that there is adequate electricity, gas and telecommunications capacity to meet the needs of future occupiers. Improvements to the Faringdon Sewage Treatment Works are scheduled to occur in spring 2017, which would provide sufficient capacity for the discharges generated by all the proposed developments at Faringdon. There is a planning condition stating that the first occupation cannot occur until the sewerage treatment
works have been upgraded. Further details can be found on the website. It is proposed that wastewater from the development should drain under gravity to the lowest point on the site from where it will be discharged via an on-site pumping station to the existing foul sewer network to the north. A 33kw electricity powerline goes through the middle of the site. This is on an Annual Wayleave Agreement. A Notice to Terminate has been served on Scottish and Southern Electric with a view of negotiating a deal with SSE to move this line. Further details will be provided to the successful bidder. PUBLIC TRANSPORT The site is well served by buses, with the 66 bus route between Oxford bus station and Swindon railway station stopping at the site every 20 minutes at a bus stop immediately adjacent to the site, which will be improved as part of the development. The 67 bus runs from Faringdon Market Square to Wantage every 30 minutes. Swindon Railway station is 12.3 miles to west and Oxford railway station is 18.7 miles to the east. DRAINAGE The site is low risk for flooding (flood zone 1). The site does not fall within a groundwater source protection zone. However, ground conditions are not suitable for the use of soakaways or other infiltration techniques. The proposed SUDS surface water drainage strategy subdivides the proposed development area into two drainage areas each drained by a cascade of Porous Car Parks (PCP). The outflows of the PCPs from drainage area 1 would be collected by cascading swales and those from drainage area 2 by a French drain. Both of these collectors would discharge to the proposed attenuation basin and this would discharge to the nearby watercourse. There is no significant flood risk or drainage constraints to development. LOCAL NEW HOUSE SALE VALUES Local land sales evidence shows average values of 294 to 304 per square foot in new build dwellings. OVERAGE The land is to be sold subject to an overage clause, such overage clause is to be triggered if the planning permission is improved upon. This overage will be imposed on open space, play areas, and landscaping areas at a rate of 60% of the increase in value. On the Net Developable Area, if the number of dwellings exceeds 200 or if the amount of Affordable housing decreases below 35% then an overage of 50% of the increase in value will be applied. Such an overage is to be in place for 80 years. Please note the Vendors will consider alternative overage proposals. Bidders are advised if they wish to move away from the overage proposed above that they should submit two offers, one with the overage described above and one with their proposal. RETAINED LAND The Landowner wants to retain the freehold in the long term of the land crosshatched on the plan as this provides access to his Retained Land. He will allow the Purchaser to landscape these areas as per the planning permission, and is prepared to Lease this area out to a Management Company. In order that the Landowner is not exposed to the Section 106 obligations and costs it is proposed that the area cross hatched green is sold to the Purchaser with the other land and the Landowner enters into an Option to allow him to purchase back the freehold of all or part of this area for 1 at any time in the next 21 years. The Landowner is to have the right to apply for a planning permission on this land for change of use or submit a Section 106A or equivalent to amend the Section 106 and if successful can remove the areas subject to planning permission out of the Lease Area rented to the Management Company.
The development also includes a proposal to provide a footpath to the south of the site which will connect to the footpath which runs towards Great Coxwell. In the event that this is provided the developer can take into account its costs when calculating the rights of way contribution in the Section 106. RETAINED ACCESS The Landowner wishes to retain the freehold of the land coloured blue on the attached plan. This is the current access road and road verge to the current Steeds Farm buildings, land and farmhouse. The width of the area to be retained is 15 metres wide and it is to include the ability to widen the visibility splays onto Coxwell Road in the future. The Purchaser will have the right to access over and lay services within this area subject to the Landowner having a lift and shift clause at the Landowner s cost. RANSOM STRIP The Landowner is retaining the freehold of the land coloured yellow on the attached plan. This is a 2 metre wide strip adjoining land owned by his neighbour which is subject to a current planning application for residential development. FUTURE ACCESS The Vendor owns land at Steeds Farm to the north and west of the site. The Purchaser is to provide a suitable access up to the boundary of the Retained Land and to the Ransom Strip to include all services and drains without ransom to for all purposes. There is also to be the ability to connect any roads, services, cycle paths and footpaths within the area being sold to any of the Retained Land or Ransom Strip if it is ever developed without ransom. COMMUNITY INFRASTRUCTURE LEVY (CIL) Currently, there is no CIL in place in the Vale of White Horse District Council area. FURTHER INFORMATION A web based Information Pack is available at www.webbpaton.co.uk/steeds200 TERMS The Land coloured in red on the attached plan is offered for sale by Informal Tender. As described above, the land crosshatched and coloured green is available for landscaping, laying services, SUDS, drainage, and access, but will be retained in the Freehold ownership of the existing Vendor. Bidders should note that the Vendors are offering this land for freehold sale subject to an overage, for further details please see the Overage clause above. Bids can either be offered with payment in full on completion or phased over two payments, the second payment being within 12 months of the first, and with the Vendor protected by a Mortgage. Written or email Tenders are to be sent to Messrs WebbPaton s office at the address below by 5pm on Tuesday 15 th March 2016. Offers should be submitted by email or in a sealed envelope marked For the attention of George Paton Great Coxwell Tender. VIEWINGS The Land may viewed at any time in daylight hours with a copy of these particulars in hand. TENURE Freehold with vacant possession on completion. VAT The Land is elected for VAT.
LEGAL COSTS Each party is to bear their own legal costs incurred with this transaction. The above is all written on a Subject to Contract basis. Particulars produced 2 nd February 2016 Notice: These particulars and the web based Information Pack are intended as a general guide only and do not constitute any part of an offer or contract. All descriptions, dimensions, reference to conditions and necessary permissions for use and occupation, and other details are given without responsibility. Intending purchasers or tenants should satisfy themselves as to the accuracy of all statements and representations before entering into any agreement. No employee or Partner or Director of WebbPaton or Welbeck Strategic Land LLP has authority to make or give any representations or warranty in relation to the property.