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Demystifying viability

Demystifying viability. The local authority experience. Dominick Mennie, Deputy Team Leader (Plan Making). Setting the Scene. Welcome to Croydon. Croydon. Welcome to Croydon. Developing Croydon. Small scheme. Medium scheme. Developing Croydon. Smaller scheme. Medium scheme.

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Demystifying viability

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  1. Demystifying viability The local authority experience Dominick Mennie, Deputy Team Leader (Plan Making)

  2. Setting the Scene

  3. Welcome to Croydon Croydon

  4. Welcome to Croydon

  5. Developing Croydon Small scheme Medium scheme

  6. Developing Croydon Smaller scheme Medium scheme

  7. Developing Croydon

  8. Developing Croydon

  9. Developing Croydon

  10. Developing Croydon Brownfield Greenfield

  11. Developing Croydon

  12. Developing Croydon

  13. Developing Croydon

  14. Developing Croydon

  15. Developing Croydon

  16. Developing Croydon

  17. Developing Croydon

  18. Planning Croydon

  19. The Croydon Local Plan: Strategic Policies Minimum 15% affordable on-site BREEAM Very Good for all change of use to non-residential 50% affordable housing Mayor of London space standards Code Level 4 for all new build homes Eco Homes Very Good for all change of use to residential Commuted sum for affordable housing on all minor residential schemes BREEAM Excellent for all new build non-residential

  20. Croydon’s Community Infrastructure Levy

  21. Viability testing the Croydon Local Plan: Strategic Policies

  22. Viability testing the Plan

  23. Affordable Housing Viability Assessment • Only as good as the numbers that go into it • S.106/CIL? • Local build costs? • Appraisal model? • Do stakeholders agree?

  24. Choosing sites to test

  25. Setting an affordable housing target from the viability evidence

  26. Facilitating development across the economic cycle

  27. Sustainability requirements of non-residential buildings Costs can be reduced if sustainability is built in at the design stage - strong policies don’t necessarily increase costs…

  28. Considering viability of ourCIL Charging Schedule

  29. If you do CIL on its own… You can use different consultants…

  30. CIL viability is not the same as the infrastructure funding gap Infrastructure funding gap not relevant to viability

  31. What we did do about viability testing

  32. Choosing sites to test

  33. But not just residential so…

  34. And later on we thought that…

  35. A question for you… • What was the difference between the sites we tested for CIL and the typical Croydon developments? Answer?

  36. No difference

  37. We didn’t test the viability of…

  38. The end result

  39. Our (then) draft CIL rates

  40. The Examinations

  41. A tale of two examinations Community Infrastructure Levy The Local Plan

  42. The Croydon Local Plan: Strategic Policies Examination

  43. What the inspector asked • Minimum affordable housing • Geographical variations • Impact on housing numbers

  44. The evidence we presented

  45. What the inspector concluded “Undoubtedly the affordable housing policies are complex but they are an attempt by the Council to meet the considerable demand for affordable housing is met while ensuring that the required level of affordable housing remains economically viable in changing market conditions.”

  46. The Draft CIL Charging Schedule Examination

  47. What the examiner asked • Site sample • Assumptions • Planning for the future • Geographical variations • Risk to development

  48. The challenges at the examination

  49. What the examiner concluded “While it may be that the viability of certain marginal schemes would be adversely affected, the evidence is that Draft Charging Schedule would not put the overall development of the area at serious risk.”

  50. Benefits of back-to-back examinations Cost to the council Efficiency

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