Affordable Housing Viability Report Brooklands Approach ...

Affordable Housing Viability Report

Brooklands Approach, Romford, Essex RM1 1DX

SJJ Properties LLP

12th October 2017

Adam Roberts of 6 12/10/2017

Brooklands Approach, Romford, Essex, RM1 1DX Affordable Housing Appraisal GLA Toolkit Three Dragons Model

1. Introduction Adam Roberts Consultancy is instructed by SJJ Properties LLP to carry out a viability assessment to determine the extent to which it is viable for the proposed development at Brooklands Approach, Romford, Essex RM1 1DX to contribute towards affordable housing. The assessment has been carried out in accordance with the Greater London Authority’s (GLA) development Affordable Housing Toolkit, known as the Three Dragons Model to demonstrate whether the development is viable, when providing a policy compliant level of affordable housing.

The objective is to determine the financial viability of the proposed scheme, considering the requisite elements, including Existing Use Value (EUV), purchase price, build and other costs, standard affordable housing contributions, other s.106 contributions and sales values.

Development viability assessments take place against the background of London’s growing population and expanding housing needs.

Adam Roberts have carried out numerous viability assessments using the GLA Affordable Housing Toolkit for both applicants and Local Planning Authorities. Adam Roberts Consultancy Ltd also provides viability, acquisition, and development and consultancy services to local authorities, private developers, registered housing providers and house builders. This report was prepared by Denny Adam who has over thirty years’ experience of housing development having held senior positions within the RSL, Local Authority and private developer environment. He is a corporate member of the Chartered Institute of Housing.

2. Site Location and Description

Romford is a satellite town of London, located approximately seventeen miles, by road, to the east of its centre and is well served by public transport, with numerous bus routes passing through the town. Mainline services are available from Romford station situated on South Street, within the Town Centre. Romford is also well placed for access to the national road network lying to the south of the A12 trunk road which gives access to central London in the west and the national motorway network to the east, via junction 28 of the M25 London Orbital Motorway. The site is located on Brooklands Approach, which is a private road positioned to the western side of North Street providing good vehicular links to the A12/A127 which in turn offers good vehicular links to the A406 and the M25 and National Motorway Network. The area on which the property is located forms part of an industrial estate on the fringe of Romford Town Centre. Over the last ten years, many of the surrounding


industrial areas have either been redeveloped to provide residential accommodation, or have been earmarked for the same. The existing building on site has been created out of what was probably a break up of a larger industrial building.

3. Current Proposal The applicants intend to submit a planning application for two blocks of flats, comprising of 33 and 34 units respectively.

4. National and London Policy Context The Government published its National Planning Policy Framework (NPPF) in March 20121 where it states:

The London Mayor published in August 2017 a new SPG2 on the provision of affordable housing whereby developments providing 35% or above affordable housing by habitable room without public subsidy will not require a viability assessment to be provided. If the project does not meet the 35% threshold a viability assessment should be submitted with supporting evidence for scrutiny by the Local Planning Authority and the Mayor

1 National Planning Policy Framework – Department for Communities and Local Government March 2012

2 Homes for Londoners – Affordable Housing and Viability Supplementary Planning Guidance (SPG) – GLA August 2017


where relevant. If the development does not progress within two years an early stage review will be implemented. In addition, there will be a Late Stage Review when 75% of the market properties have been sold to test whether the development can support a financial contribution for additional affordable housing provision in the event the viability has improved since the application stage.

5. Development Control Policies London Borough of Havering’s Core Strategy and Development Control Policies DPD (adopted on 22 October 2008) sets out the policy framework for planning obligations and affordable housing. To bring the policy in line with that of the London Mayor the emerging Local Plan Proposed Submission version requires 35% rather than 50%. As outlined in Development Control Policy 6 (DC6), in determining the final arrangements to be included in any s106 planning agreement, the Council will, through negotiation and agreement with the applicant, assess the suitability of on-site and off-site provision for affordable housing and the subsequent percentage that is sought.

6. Community Investment Levy The Regulations for CIL, which came into force in April 2010, state that the Mayor of London has a power to charge CIL only to fund transport infrastructure, such as Crossrail. The Mayoral CIL came into force on 1 April 2012. The charge is £20 per m2 of gross internal floor space within the proposed Charging Zone 3, which includes Havering.

Regulation 13 of the CIL Regulations 2010 allows the Council to set differential rates of CIL for different geographical zones and/or for ‘different intended uses of development’. In the Council’s ‘Community Infrastructure Levy’ (Preliminary Draft Charging Schedule, February 2015), a geographical approach has been taken to set the CIL rates. Our assessment of the financial viability of the proposed scheme for Brooklands Approach therefore shows a total CIL calculation of £193,950 based on a qualifying area of 2110m2 and CIL rates of £70m2 (borough) and £20m2 (mayoral).

7. Planning Obligations The Council recognises that, in most cases, residential development within Havering cannot currently support the full cost of the infrastructure requirement it generates and remain viable.

The Council’s Supplementary Planning Document (2013)3 proposed a standard charge of £6,000 per dwelling in Havering Borough and £4,500 per dwelling in Havering London Riverside is justified and will be sought. We have assumed therefore within our financial viability a planning obligation of £402,000 (67 x £6,000).

It is in these policy contexts that this report assesses the viability of the development to

contribute to affordable housing.

3 Planning Obligations Supplementary Planning Document February 2013 London Borough of Havering Local Development Framework


8. GLA Toolkit The Council’s SPD also acknowledges that, in certain circumstances, a development may not be able to afford the discounted standard charge and/or other required obligations without the scheme becoming economically unviable. It is in that context that this viability assessment and report is undertaken using the GLA Affordable Housing and S106 Development Control Toolkit 2015, also known as the Three Dragons Model. The GLA Toolkit is a financial viability tool that uses the residual land value appraisal approach. This is the normally acceptable approach in valuation practice. The residual land valuation can then be used for comparison with the existing use value, alternative uses and the actual acquisition price paid for the site.

9. Development Costs – Inputs

The Toolkit default build costs for Havering are £1,602m2 for 5 storey blocks of flats. It should be noted that the Toolkit default values are dated January 2015 and compiled in 2014 and are therefore at least three years out of date.

The applicant has commissioned Real Consulting to provide a detailed cost plan attached as Appendix 1. Their total estimated construction cost is £10,811,000 including preliminaries and builders’ profit. The total net internal area 4,293m2 and a gross internal area of 6,828. We have not adjusted the other costs inputs from the default. The Toolkit cost analysis assuming a private sale development is set out below:

10. Sales Values Input The applicant has received a Suggested Net Market Values report from Countrywide who have advised a total GDV of £20,157,000. These are attached as Appendix 2. We have inputted these sales values. In addition, we have assumed a ground rent average of £250 per unit that when capitalised at 6% generates a capital value of £279,167 inserted as a capital contribution.


11. Planning Obligations Input

Planning contributions have been assumed at a total of £402,000 based on The Proposed Standard Charge of £6,000 per dwelling in Havering Borough (Supplementary Planning Document, 2013).

We have assumed a qualifying area of 2110m2 for Mayoral CIL at the standard £20m2 and at the higher rate of £70m2, for the LA CIL. This is subject to final verification.

12. Existing Use

The applicants have obtained an existing use value of £2,017,500 from Kemsley, an independent valuer, dated 17th June 2016 attached as Appendix 3.

13. GLA Toolkit Results

We have run the Toolkit as a development for open market sale with no financial contribution towards affordable housing and note that there is a residual value after land finance of £2,069,000 compared with an existing use value of £2,018,000. There is therefore an excess profit of £52,000 between the existing use value and the residual land value. The Toolkit is attached as Appendix 4.

14. Conclusion This development project is viable but does not generate a sufficient excess profit to justify any affordable housing on site. However, the £6,000/unit contribution will be made in addition to the excess profit of £52,000 that could contribute towards affordable housing, giving a total of £454,000.

Appendices 1. Real Consulting Cost Plan – September 2017 2. Countrywide Suggested Net Market Values – October 2017 3. Existing Use Valuation Report – Kemsley 4. GLA Toolkit No Affordable

Cost Plan Version 1.0 Rev F

Residential Development, Brooklands Approach, Romford

for S & J Fagg

29th September 2017

REAL Consulting LLP

Pembroke House

36 Unthank Road

Norwich

Norfolk

NR2 2RB

T: +44 (0) 1603 931724

E: [email protected]


29th September 2017

DOCUMENT ISSUE SHEET

Issue

Nr.

Document File Name Issue Date Parties Sent To Prepared By Checked By Reviewed

By

1 Cost Plan Version 1.0 Rev F 20170929 R328 Cost Plan Ver A Rev F (intro).xlsx 29th September

2017

S & J Fagg JKG MAB MAB

McArthur Tring Architects

Authorised by (Partner)

Date

Residential Development, Brooklands Approach, Romford for S & J Fagg

29th September 2017


29th September 2017

CONTENTS Page Nr.

1.0 Executive Summary 1

2.0 Cost Plan Summary 2

3.0 Basis and Assumptions 3 - 5

4.0 Exclusions 6

5.0 Schedule of Floor Areas 7

6.0 Principal Risks and Opportunities 8

Appendices

APPENDIX A - DETAILED BUILD-UP TO COST PLAN


REAL Consulting LLP i Project R328



29th September 2017

1.0 Executive Summary

1.1

1.2

1.3

1.4

1.5

1.6

This Cost Plan for the proposed works totals £10,811,000 (excluding VAT) and provides an indicative estimated construction cost for the

development of a new 67 apartment residential development in two blocks together with associated external works and drainage at Brooklands

Approach, Romford.

The Cost Plan has been based upon updated revised drawings developed by McArthur Tring Architects following a review of individual flat sizes.

These drawings are listed within Section 3.0 of this report.

In terms of programme, these estimated rates and costs have not been updated in this revision F and continue to be based on prices at 3Q 2016.

Consequently, no allowances have been made for any current or future inflation in construction costs beyond 3Q2016.

We have also included a section relating to risks and possible opportunities. These should not be considered as an exhaustive list but may assist

when comparing the current estimated cost against the available budget for the project.

The measurements contained within this Cost Plan should not be relied upon for any other reason than the preparation of the Cost Plan itself.

This Cost Plan has been prepared solely for the use of S & J Fagg and should not be relied upon by any third party.

Please also take careful note of the various notes and assumptions made in the formulation of this Cost Plan, together with the noted exclusions.

REAL Consulting LLP Page 1 Project R328



29th September 2017

2.0 Cost Plan Summary

Ref Item £ £/m2 GIFA £/ft2 GIFA Notes

1.00 Demolitions, Site Clearance and Enabling Works £100,000

2.00 Construction of Residential Block 1 £4,223,000 £1,203 £112

3.00 Construction of Residential Block 2 £3,989,000 £1,202 £112 GIFA: 3,319m2

4.00 External Works and Landscaping £408,000

5.00 Below Ground Drainage £256,000

6.00 Incoming Mains Services £296,000

4.00 Sub-total £9,272,000 £1,358 £126 GIFA: 6,828m2

5.00 Main Contractor Preliminaries and Site Establishment £927,000 Based upon 10%

6.00 Design Reserve & Contingency £612,000

7.00 TOTAL ESTIMATED CONSTRUCTION COST £10,811,000 £1,583 £147 Excluding professional fees and VAT

(Refer to Assumptions and Exclusions hereafter)

On the basis of the information as listed in Section 3.0, our estimate of the price (Q3 2016) for construction costs of the works at local market prices is

as follows:-

GIFA: 3,509m2

Based upon 6%




29th September 2017

3.0 Basis and Assumptions

3.1 Information Used

3.1.1

McArthur Tring Architects

Drawing Nr: Description: Date2015/262: PI 01C Parking Layout Sept 20172015/262: PI 02C Ground Floor and Site Plan Sept 20172015/262: PI 03C 1st & 2nd Floor Plans Sept 20172015/262: PI 04G 3rd & 4th Floor Plans Sept 20172015/262: PI 05E Block 1 Proposed Elevations Sept 20172015/262: PI 06B Block 2 Proposed Elevations May 20172015/262: PI 07D Site Block Plan Sept 20172015/262: PI 08C Roof Plan Sept 2017

3.2 Assumptions

3.2.1

3.2.2 A typical "client led" procurement strategy has been assumed, and the following allowances have been made for on-costs:-

Main Contractor Preliminaries @ 10.0%

Main Contractor Overheads & Profit @ 5.0%

Design Reserve and Contingencies @ 6.0%

3.2.3

This Cost Plan has been prepared from the following design information and will need to be verified based upon further development of the Client brief,

ongoing design development, market testing, etc:

Costs continue to represent a present day price at 3rd Quarter 2016 base date as our previous estimate. No allowance for any construction industry

inflation beyond this time has been included.

No site investigation or civil/structural engineering design has been progressed to date. We have assumed that piled foundations would be employed,

over a clean site. We have also assumed that there are no particular considerations of developing close to the River Rom.

(Typically 1-2% could be expected to be included as a risk factor

within a Design & Build tender if implemented)




29th September 2017


3.2 Assumptions (Cont'd)

3.2.4

3.2.5

3.2.6 Roof coverings to be Bauder or similar roofing system with elements of "green roof" finish and paved areas as noted on the drawings.

3.2.7 Staircases as the drawings, noting that Block 2 has only the main accommodation stair (no separate means of escape).

3.2.8

3.2.9 Internal party walls assumed to be in block, with lightweight Gyproc type partitioning within each apartment.

3.2.10

3.2.11

3.2.12

Kitchens and bathrooms - ceramic tiling (£60/m2)

Remainder of apartments - floor coverings (£20/m2)

Staircases and communal areas - carpeting (£25/m2)

Ceilings assumed to be flat plasterboard lined with paint finish.

External wall finishes allow a blend of brick (masonry) and through colour render. Glazed balustrading measured to balconies and roof terraces; "Juliet"

balconies allowed for elsewhere.

Wall finishes assumed to be plasterboard dry lined with paint finish throughout. Separate allowances have been included for wall tiling as follows:

Kitchens - 4m2 per unit (£45/m2 allowance)

Bathrooms - 8m2 per unit (£50/m2 allowance)

Ensuite shower rooms - 6m2 per unit (£50/m2 allowance)

Floor finishes assumed as follows:

Basement construction assumed to be to be Undercroft style with only partial depth excavation (assumed approximately 1.50m depth). Waterproof

tanking has been allowed for as part of the Substructures.

Frame and upper floors assumed to be in reinforced concrete and flat slab. An element of steel structure is allowed at 4th floor level.




29th September 2017


3.2 Assumptions (Cont'd)

3.2.13

3.2.14

3.2.15

3.2.16

3.2.17

3.2.18 An allowance of £50,000 is included for works to the existing river frontage.

3.2.19 An allowance of £75,000 is included towards the cost of any mains services infrastructure.

3.2.20 Works are assumed to be executed in a single, continuous contract.

Enhanced/LED lighting to Kitchens and bathrooms.

A nominal allowance has been included for enhanced finishes within the main lobbies.

Hard landscaping is a blend of tarmacadam roadway and parking areas, together with minor areas of slab paving.

Kitchen fitments to be inclusive of oven, hob and extract, fridge/freezer and dishwasher - overall allowance £2,200/apartment.

Heating to be assumed via LTHW wet system.




29th September 2017

4.0 Exclusions

4.1 The following are excluded, but are known to have a cost impact and therefore need to be covered by other budgets within the overall Project

Cost Estimate. The list is intended only as a guide and cannot be relied upon to be exhaustive:

1) Abnormal foundations (bored piling is assumed). No allowance for any decontamination or additional measures that may be caused by abnormal

conditions.

2) Any major mains services infrastructure reinforcement.

3) Any inflation in costs to completion beyond current construction market prices.

4) Land acquisition and finance costs.

5) Marketing costs.

6) Professional and design team fees.

7) Party wall costs.

8) Value Added Tax.

9) Project Contingency.




29th September 2017

5.0 Schedule of Floor Areas

Residential Parking/ Bin Stores Circulation Structure TotalsBlock 1 Cycle/Plant

Semi Basement/Parking 0 622 0 16 9 647Ground Floor 473 0 21 151 42 687First Floor 622 0 0 90 47 759Second Floor 622 0 0 90 47 759Third Floor 409 0 0 74 25 508Fourth Floor 137 0 0 11 1 149

Totals - Block 1 2,263 622 21 432 171 3,509

Block 2

Semi Basement/Parking 0 588 0 22 7 617Ground Floor 510 0 11 65 36 622First Floor 560 0 0 52 32 644Second Floor 560 0 0 52 32 644Third Floor 508 0 0 48 24 580Fourth Floor 182 0 0 24 6 212

0Totals - Block 2 2,320 588 11 263 137 3,319

OVERALL TOTALS 4,583 1,210 32 695 308 6,828

Notes to be read in conjunction with Schedule of Floor Areas and other data indicated above

1 All areas have been measured in accordance with the RICS Code of Measuring Practice, 6th Edition September 2007.

2 Specific areas have been measured from the indicative drawings provided.

3 Definition of Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.

4 Quantities contained within this document should not be relied upon for any purpose other than the formulation of the Cost Plan itself.




29th September 2017

6.0 Principal Risks and Opportunities

6.1 Principal Risks

The following represents our current view of the key risks that pose a potential threat to the financial robustness of this report. The list

is not exhaustive but has been produced as a checklist to be actively managed so that these risks can be avoided/mitigated:-

Risk Rating

1) Additional foundation costs.

2) Major contamination.

3) Additional structural provision following engineer design input.

4) Major incoming services requirements.

5) Enhancements to internal finishes if market demands a more competitive "look and feel".

6)

6.2 Potential Opportunities Opportunity

Value

A TBC

B TBC

C £100,000

Total (Net of Contingencies and Other On-Costs) £100,000

Change in structural solution e.g. steel and precast

Significant increases in construction inflation between now and the planned start on site.

Alternative foundation strategy to piling (if possible)

Reduction in upper floors to 250mm (allowance based upon 300mm flat slab)




29th September 2017

APPENDIX A - DETAILED BUILD-UP TO COST PLAN

Brooklands Approach, Romford

Demolitions, Site Clearance and Enabling Works 100,000 1.0

Residential Block 1 4,223,000 39.1

Residential Block 2 3,989,000 36.9

External Works and Landscaping 408,000 3.7

Below Ground Drainage 256,000 2.4

Incoming Mains Services 296,000 2.7

Sub Total 9,272,000 85.8

Main Contractor Preliminaries and Site Establishment 927,000 8.6

Design Reserve and Contingency @ 6% 612,000 5.6

Total Estimated Cost 10,811,000 100.0


Cost Plan, Version A, Revision F

Description Amount

£

% Notes

Project: R328REAL Consulting LLP Page 1

Demolitions, Site Clearance and Enabling Works

1 Demolitions, Site Clearance and Enabling Works 99,500

Total 99,500


Cost Model, Version A, Revision F

29 September 2017

Nr. Description Quantity Uni Rate

£

Amount

£

Notes


Residential Block 1

1 Substructures 467,962

2 Frame and Upper Floors 722,579

3 Roof 271,434

4 Stairs 68,500

5 External Walls 524,440

6 Windows and External Doors 229,200

7 Internal Walls 267,240

8 Internal Doors 96,100

9 Wall Finishes 161,212

10 Floor Finishes 239,430

11 Ceiling Finishes 110,466

12 Fittings 307,545

13 Sanitary Appliances 97,825

14 Disposal Installations 39,245

15 Heating, Ventilation and Domestic Water Services 222,840

16 Electrical Services 180,225

17 Protective, Communications and Special Installations 87,014

18 Lift Installations 40,000

19 Main Contractor OH&P on Services 5.00 33,357

20 Builders Work in Connection with Services 25,500

21 Renewables Obligations 30,800

Total 4,222,914



29 September 2017


£

Amount

£

Notes


Residential Block 2

1 Substructures 447,227

2 Frame and Upper Floors 688,094

3 Roof 271,389

4 Stairs 25,000

5 External Walls 510,365

6 Windows and External Doors 200,600

7 Internal Walls 258,825

8 Internal Doors 90,400

9 Wall Finishes 151,192

10 Floor Finishes 230,265

11 Ceiling Finishes 105,320

12 Fittings 283,325

13 Sanitary Appliances 85,400

14 Disposal Installations 35,495

15 Heating, Ventilation and Domestic Water Services 214,860

16 Electrical Services 171,664

17 Protective, Communications and Special Installations 77,222

18 Lift Installations 40,000

19 Main Contractor OH&P on Services 5.00 31,232

20 Builders Work in Connection with Services 24,750

21 Renewables Obligations 46,200

Total 3,988,825



29 September 2017


£

Amount

£

Notes


External Works and Landscaping

1 External Works Generally 407,650

Total 407,650



29 September 2017


£

Amount

£

Notes


Below Ground Drainage

1 Foul Drainage 108,420

2 Surface Water Drainage 148,020

Total 256,440



29 September 2017


£

Amount

£

Notes


Incoming Mains Services

1 Allowance for possible services mains infrastructure 1 item 75,000.00 75,000

2 Allowance for mains services connections and

infrastructure charges

67 nr 3,000.00 201,000

3 Builders work in connection; trenching etc 1 item 20,000.00 20,000

Total 296,000



29 September 2017


£

Amount

£

Notes




1 Enabling Works

2 Allowance for general site clearance; removing existing

trees / shrubs etc

1 item 2,000.00 2,000

3 Allowance for demolition of existing buildings, grubbing

up slabs and foundations

1 item 50,000.00 50,000

4 Allowance for removal of existing buried drains and

services

1 item 25,000.00 25,000

5 Break out existing asphalt / concrete / tarmac etc; dispose

off site

1,500 m2 15.00 22,500 Can slabs be crushed on site and reused (eg

piling mat)

Total 99,500


Cost Plan Version: A, Revision: F

29 September 2017

No. Description Quantity Unit Rate

£

Amount Notes


Residential Block 1

Substructures

1 Piling Works

2 Bring plant to site and remove on completion 1 item 10,000.00 10,000

3 Allowance for bored piling 647 m2 150.00 97,050

4 Reinforced concrete ground beams / pile caps to external

walls

148 m 200.00 29,600

5 Reinforced concrete ground beams / pile caps to internal

party walls

31 m 180.00 5,580

6 Piling sundries 1 item 20,000.00 20,000

7 Excavation and Earthwork

8 Excavate to reduce levels say 300 deep 721 m2 5.00 3,605

9 Disposal of excavated material off site 216 m3 25.00 5,400

10 Form piling mat in Type 2 granular material say 300 thick 216 m3 45.00 9,720

11 Excavate for basement; approx. 1.50m deep 971 m3 3.00 2,913

12 Disposal of excavated material 971 m3 25.00 24,275

13 Earthwork support to sides of basement excavation and

working space allowances

797 m2 50.00 39,850

14 Surface water control 1 item 3,500.00 3,500

15 Level and prepare surface of fill after piling works 721 m2 5.00 3,605

16 Type 1 granular material Alling to make up levels say

200mm thick

129 m3 60.00 7,740

17 Allowance for lift pits 1 nr 5,000.00 5,000

18 Basement Construction

19 Reinforced insitu concrete basement slab 300 thick 194 m3 145.00 28,130

20 Reinforcement to slab; 130kg/m3 25 tn 1,200.00 30,000



29 September 2017


£

Amount Notes

325,968Carry Forward


21 Worked finish to slab 647 m2 2.00 1,294

22 Formwork to edge of slab 148 m 25.00 3,700

23 Damp proof membrane / tanking 647 m2 40.00 25,880

24 Walls

25 Reinforced insitu concrete basement walls 300 thick 120 m3 170.00 20,400

26 Reinforcement to walls; 175kg/m3 21 tn 1,200.00 25,200

27 Formwork to sides of walls 797 m2 40.00 31,880


29 Facing brickwork external skin where visible, say 1500mm

high

221 m2 80.00 17,680 Facing bricks £600/1000

Total 467,962

325,968Brought Forward



29 September 2017


£

Amount Notes


Residential Block 1

Frame and Upper Floors

1 Core Walls

2 Reinforced insitu concrete walls to basement; 300 thick 23 m3 170.00 3,910

3 Formwork to walls; basic finish 150 m2 40.00 6,000

4 Reinforcement; 175kg/m3 4 tn 1,200.00 4,800

5 Upper Floors

6 Reinforced insitu concrete slab; 300 thick 859 m3 145.00 124,555

7 Formwork to soffit of slab; basic finish 2,862 m2 45.00 128,790

8 Worked finish to concrete 2,862 m2 2.00 5,724

9 Formwork to edge of slabs 636 m 25.00 15,900


11 Frame

12 Notional allowance 2,862 m2 75.00 214,650

13 Balconies

14 Steel or concrete slab external balconies 153 m2 250.00 38,250

Total 722,579



29 September 2017


£

Amount Notes


Residential Block 1

Roof

1 Steel Frame

2 Allowance for steel framed roof structure at fourth Door

level

149 m2 150.00 22,350

3 Allowance for Are protection to steelwork 1 item 5,000.00 5,000

4 Roof slabs


6 Formwork to soffit of slab; basic finish 612 m2 45.00 27,540

7 Worked finish to concrete 612 m2 2.00 1,224



10 Flat roof areas

11 Allowance for insulated Dat roof Anish, Bauder Total Roof

System or similar; including abutments/skirtings etc

928 m2 80.00 74,240

12 Extra over allowance for 'green roof' Anish to rooftop

garden area; protection layers, water retention/drainage

layer, soil substrate/planting or slab paving on pedestals;

including abutments/skirtings etc

172 m2 150.00 25,800

13 Extra over allowance for protection layers, slab paving on

pedestals; including abutments/skirtings etc (external

terraces)

153 m2 75.00 11,475

14 Allowance for roof outlets, rainwater goods and down

pipes to flat roof areas

1 item 15,000.00 15,000

15 Generally

16 Allowance for mansafe system to roof areas 1 item 5,000.00 5,000

17 Allowance for roof access ladders and the like 1 item 5,000.00 5,000

18 Allowance for roof level planting 1 item 5,000.00 5,000



29 September 2017


£

Amount Notes






29 September 2017


£

Amount Notes

Total 271,434


Residential Block 1

Stairs

1 Car park straight Dight staircase; precast concrete, including

handrails and balustrades; car park to plant room

1 nr 3,000.00 3,000

2 Communal straight Dight staircase; precast concrete,

including handrails and balustrades; car park to ground

floor

2 nr 5,000.00 10,000

3 Communal straight Dight staircase; precast concrete,

including handrails and balustrades; ground Door entrance

lobby

2 nr 3,000.00 6,000

4 Communal dogleg staircase; precast concrete, including

handrails and balustrades; ground to third floor

1 nr 15,000.00 15,000


handrails and balustrades; ground to fourth floor

1 nr 30,000.00 30,000

6 Flight of steps within 1B2P unit (4nr risers); timber,

including handrails and balustrades

6 nr 750.00 4,500

Total 68,500



29 September 2017


£

Amount Notes


Residential Block 1

External Walls

1 Facing brickwork traditional cavity wall construction;

stretcher bond

1,828 m2 155.00 283,340 Facing bricks £600/1000

2 Extra over for brick detailing 1 item 10,000.00 10,000 Notional allowance

3 Extra over for through colour insulated render to walls in

lieu facing brick external skin

914 m2 100.00 91,400 Allowance 50% wall area

4 Glazed balustrades to roof gardens and terraces 60 m 600.00 36,000

5 Glazed balustrades to projecting balconies 113 m 600.00 67,800

6 Juliet balconies to narrow windows 13 nr 800.00 10,400

7 Juliet balconies to wide windows 17 nr 1,500.00 25,500

Total 524,440



29 September 2017


£

Amount Notes


Residential Block 1

Windows and External Doors

1 Roller shutter entrance gate to basement car park 1 nr 7,500.00 7,500

2 Roller shutter door set to bin store 1 nr 2,500.00 2,500

3 Single door sets to car park area 1 nr 800.00 800

4 Double main entrance door sets to Block 1 1 nr 2,000.00 2,000

5 Single secondary door sets 3 nr 800.00 2,400

6 Double secondary door sets 2 nr 1,500.00 3,000

7 Single door sets to balconies 12 nr 800.00 9,600

8 Sliding door sets to terraces 3.0 x 2.1m 27 nr 3,000.00 81,000

9 Sliding folding door sets to terraces 3.0 x 2.4m 3 nr 4,500.00 13,500

10 Sliding folding door sets to terraces 3.3 x 2.4m 1 nr 4,800.00 4,800

11 Full height glazing system 76 m2 600.00 45,600

12 Double glazed windows 113 m2 500.00 56,500

Total 229,200



29 September 2017


£

Amount Notes


Residential Block 1

Internal Walls

1 Party walls between apartments, corridors, communal

areas

1,434 m2 85.00 121,890 Block cavity wall

2 Internal stud partitions within Dats; including insulation;

assumed 2400 high

855 m 170.00 145,350

Total 267,240



29 September 2017


£

Amount Notes


Residential Block 1

Internal Doors

1 Flat entrance doors, single leaf 34 nr 700.00 23,800

2 Internal Dat doors, single leaf 150 nr 400.00 60,000

3 Internal Dat doors, double leaf 1 nr 600.00 600

4 Communal doors, single leaf 15 nr 600.00 9,000

5 Communal doors, double leaf 3 nr 900.00 2,700

Total 96,100



29 September 2017


£

Amount Notes


Residential Block 1

Wall Finishes

1 Plasterboard dry lining to inside face of external walls /

party and communal walls

3,865 m2 12.00 46,380

2 Skim coat plaster to dry lining of external walls / party and

communal walls

3,865 m2 5.00 19,325

3 Dry lining to stud partitions within flats 4,106 m2 0.00 0 Included in Internal Walls element

4 Skim coat plaster to stud partitions within flats 4,106 m2 5.00 20,530

5 Emulsion paint finish to plastered walls 7,971 m2 5.50 43,841

6 Emulsion paint finish or similar to basement walls 603 m2 5.50 3,317

7 Extra over for wall tiling to kitchens; splashbacks 136 m2 45.00 6,120 Assumed 4m2 per flat

8 Extra over for wall tiling to bathrooms 272 m2 50.00 13,600 Assumed 8m2 per flat

9 Extra over for wall tiling to en suites 162 m2 50.00 8,100 Assumed 6m2 per flat

Total 161,213



29 September 2017


£

Amount Notes


Residential Block 1

Floor Finishes

1 Floor screed 75 thick; including 75 insulation 2,701 m2 40.00 108,040

2 Tiling to kitchen areas, bathrooms and en suites within Dats 618 m2 60.00 37,080 Assumed 10m2 per kitchen; 5m2 per

bathroom; 4m2 per en suite

3 Carpet finish to remainder of flats 1,645 m2 20.00 32,900

4 Contract carpet to communal areas and stairs 494 m2 25.00 12,350

5 Floor Anish (assume paint/sealer) to car park and general

basement areas

582 m2 15.00 8,730

6 MDF skirtings throughout; painted 3,583 m 10.00 35,830

7 Allowance for entrance matting / matwells 1 item 2,000.00 2,000

8 Allowance for enhanced lobby finishes 1 item 2,500.00 2,500

Total 239,430



29 September 2017


£

Amount Notes


Residential Block 1

Ceiling Finishes

1 Plasterboard lining to ceilings; M/F system 2,701 m2 25.00 67,525

2 Skim coat plaster to ceilings 2,701 m2 7.00 18,907

3 Emulsion paint finish to ceilings 2,701 m2 6.00 16,206

4 Paint Anish or similar to car park and general basement

areas

638 m2 6.00 3,828

5 Allowance for access panels for services 1 item 4,000.00 4,000

Total 110,466



29 September 2017


£

Amount Notes


Residential Block 1

Fittings

1 Allowance for kitchen fittings, worktops etc - 3B 2 nr 4,000.00 8,000



4 Allowance for white goods and appliances 34 nr 2,200.00 74,800 Assumed oven, hob and extract, fridge/freezer,

dishwasher

5 Allowance for built-in wardrobes (incl framework, doors,

shelf, rail etc)

44 nr 2,000.00 88,000

6 Allowance for built-in Atted wardrobe to top Door 3B6P

dressing room (incl framework, doors, shelf, rail etc)

1 nr 5,000.00 5,000

7 Allowance for airing cupboard slatted shelving 34 nr 150.00 5,100

8 Allowance for curtain battens to windows 103 nr 15.00 1,545

9 Allowance for sundry fittings; bathrooms 34 nr 500.00 17,000

10 Allowance for sundry fittings; en suites 27 nr 300.00 8,100

Total 307,545



29 September 2017


£

Amount Notes


Residential Block 1

Sanitary Appliances

1 Allowances for sanitary appliances, including taps and

traps etc:

2 Stainless steel kitchen sink 34 nr 300.00 10,200

3 Low level china WC suite 61 nr 275.00 16,775

4 China wash hand basin and pedestal 61 nr 250.00 15,250

5 Acrylic bath 34 nr 400.00 13,600

6 Over-bath shower unit; shower screen 34 nr 600.00 20,400

7 En Suite shower unit; tray and screen 27 nr 800.00 21,600

Total 97,825



29 September 2017


£

Amount Notes


Residential Block 1

Disposal Installations

1 Above ground disposal installations; SVP stacks 3,509 m2 5.00 17,545

2 uPVC branch/waste connection (per appliance) 217 nr 100.00 21,700

Total 39,245



29 September 2017


£

Amount Notes


Residential Block 1

Heating, Ventilation and Domestic Water Services

1 Allowance for gas fired boiler installation 34 nr 2,000.00 68,000

2 Allowance for radiator heating to flats 2,263 m2 30.00 67,890

3 Allowance for heating to communal areas 494 m2 0.00 0 Excluded

4 Allowance for central water booster, cistern and associated

pipe work and the like

1 item 15,000.00 15,000

5 Allowance for domestic hot and cold water services (per

appliance)

217 nr 160.00 34,720

6 Allowance for local ventilation extract installation 95 nr 300.00 28,500 Bathrooms, en suites and kitchenettes

7 Allowance for extract ventilation to car park / basement

area

582 m2 15.00 8,730

Total 222,840



29 September 2017


£

Amount Notes


Residential Block 1

Electrical Services

1 Allowance for sub-mains, distribution and small power to

flats

2,263 m2 25.00 56,575


communal areas

494 m2 10.00 4,940


car park areas

582 m2 8.00 4,656

4 Allowance for lighting installation to flats 2,263 m2 20.00 45,260

5 Extra; allowance for LED spotlights to

kitchens/bathrooms/ensuites

95 nr 250.00 23,750

6 Allowance for lighting installation to communal areas 494 m2 25.00 12,350

7 Allowance for lighting installation to car park areas 582 m2 20.00 11,640

8 Power supply to mechanical installations 3,509 m2 5.00 17,545

9 Earthing and bonding 3,509 m2 1.00 3,509

Total 180,225



29 September 2017


£

Amount Notes


Residential Block 1

Protective, Communications and Special Installations

1 Lightning protection 3,509 m2 0.00 0 Excluded

2 Door access to communal areas 3 nr 1,000.00 3,000

3 Door access control to apartments 34 nr 250.00 8,500

4 Fire detection to flats 2,263 m2 8.00 18,104

5 Allowance for data/comms installation 3,509 m2 10.00 35,090

6 Allowance for dry risers to communal areas 494 m2 30.00 14,820

7 Allowance for CCTV 1 item 7,500.00 7,500 Nominal allowance

Total 87,014



29 September 2017


£

Amount Notes


Residential Block 1

Lift Installations

1 Allowance for lift installations; basement to fourth Door; 8

person lift

1 nr 40,000.00 40,000

Total 40,000



29 September 2017


£

Amount Notes


Residential Block 1

Builders Work in Connection with Services

1 Allowance for holes, chases and general builders work etc 34 nr 750.00 25,500

Total 25,500



29 September 2017


£

Amount Notes


Residential Block 1

Renewables Obligations

1 Renewables Obligations

2 Allowance 22 nr 1,400.00 30,800

Total 30,800



29 September 2017


£

Amount Notes


Residential Block 2

Substructures

1 Piling Works

2 Bring plant to site and remove on completion 1 item 10,000.00 10,000

3 Allowance for bored piling 617 m2 150.00 92,550

4 Reinforced concrete ground beams / pile caps to external

walls

140 m 200.00 28,000

5 Reinforced concrete ground beams / pile caps to internal

party walls

32 m 180.00 5,760

6 Piling sundries 1 item 20,000.00 20,000

7 Excavation and Earthwork

8 Excavate to reduce levels say 300 deep 687 m2 5.00 3,435

9 Disposal of excavated material off site 206 m3 25.00 5,150

10 Form piling mat in Type 2 granular material say 300 thick 206 m3 45.00 9,270

11 Level and prepare surface of fill after piling works 687 m2 5.00 3,435

12 Excavate for basement; approx. 1.50m deep 926 m3 3.00 2,778

13 Disposal of excavated material 926 m3 25.00 23,150

14 Earthwork support to sides of basement excavation and

working space allowances

753 m2 50.00 37,650

15 Surface water control 1 item 3,500.00 3,500

16 Type 1 granular material Alling to make up levels say

200mm thick

123 m3 60.00 7,380

17 Allowance for lift pits 1 nr 5,000.00 5,000

18 Basement Construction

19 Reinforced insitu concrete basement slab 300 thick 185 m3 145.00 26,825

20 Reinforcement to slab; 130kg/m3 24 tn 1,200.00 28,800



29 September 2017


£

Amount Notes



21 Worked finish to slab 617 m2 2.00 1,234

22 Formwork to edge of slab 140 m 25.00 3,500


24 Walls

25 Reinforced insitu concrete basement walls 300 thick 113 m3 170.00 19,210

26 Reinforcement to walls; 175kg/m3 20 tn 1,200.00 24,000

27 Formwork to sides of walls 753 m2 40.00 30,120


29 Facing brickwork external skin where visible, say 1500mm

high

209 m2 80.00 16,720 Facing bricks £600/1000

Total 447,227




29 September 2017


£

Amount Notes


Residential Block 2

Frame and Upper Floors

1 Core Walls

2 Reinforced insitu concrete walls to basement; 300 thick 23 m3 170.00 3,910

3 Formwork to walls; basic finish 153 m2 40.00 6,120


5 Upper Floors


7 Formwork to soffit of slab; basic finish 2,702 m2 45.00 121,590

8 Worked finish to concrete 2,702 m2 2.00 5,404



11 Frame

12 Notional allowance 2,702 m2 75.00 202,650

13 Balconies

14 Steel or concrete slab external balconies 161 m2 250.00 40,250

Total 688,094



29 September 2017


£

Amount Notes


Residential Block 2

Roof

1 Steel Frame

2 Allowance for steel framed roof structure at fourth Door

level

230 m2 150.00 34,500

3 Allowance for Are protection to steelwork 1 item 5,000.00 5,000

4 Roof slabs


6 Formwork to soffit of slab; basic finish 512 m2 45.00 23,040

7 Worked finish to concrete 512 m2 2.00 1,024



10 Flat roof areas

11 Allowance for insulated Dat roof Anish, Bauder Total Roof

System or similar; including abutments/skirtings etc

811 m2 80.00 64,880

12 Extra over allowance for 'green roof' Anish to rooftop

garden area; protection layers, water retention/drainage

layer, soil substrate/planting or slab paving on pedestals;

including abutments/skirtings etc

282 m2 150.00 42,300

13 Extra over allowance for protection layers, slab paving on

pedestals; including abutments/skirtings etc (external

terraces)

161 m2 75.00 12,075

14 Allowance for roof outlets, rainwater goods and down

pipes to flat roof areas

1 item 15,000.00 15,000

15 Generally

16 Allowance for mansafe system to roof areas 1 item 5,000.00 5,000

17 Allowance for roof access ladders and the like 1 item 5,000.00 5,000

18 Allowance for roof level planting 1 item 7,500.00 7,500



29 September 2017


£

Amount Notes






29 September 2017


£

Amount Notes

Total 271,389


Residential Block 2

Stairs


handrails and balustrades; basement to fourth floor

1 nr 25,000.00 25,000

Total 25,000



29 September 2017


£

Amount Notes


Residential Block 2

External Walls

1 Facing brickwork traditional cavity wall construction;

stretcher bond

1,803 m2 155.00 279,465 Facing bricks £600/1000

2 Extra over for brick detailing 1 item 10,000.00 10,000 Notional allowance

3 Extra over for through colour insulated render to walls in

lieu facing brick external skin

902 m2 100.00 90,200 Allowance 50% wall area

4 Glazed balustrades to roof gardens and terraces 76 m 600.00 45,600

5 Glazed balustrades to projecting balconies 109 m 600.00 65,400

6 Juliet balconies to narrow windows 4 nr 800.00 3,200

7 Juliet balconies to wide windows 11 nr 1,500.00 16,500

Total 510,365



29 September 2017


£

Amount Notes


Residential Block 2

Windows and External Doors

1 Roller shutter entrance gate to basement car park 1 nr 7,500.00 7,500

2 Roller shutter door set to bin store 2 nr 5,000.00 10,000

3 Double main entrance door sets to Block 2 1 nr 2,000.00 2,000

4 Single secondary door sets 1 nr 800.00 800

5 Double secondary door sets 4 nr 1,500.00 6,000

6 Single door sets to balconies 12 nr 800.00 9,600

7 Sliding door sets to terraces 2.5 x 2.1m 19 nr 3,000.00 57,000

8 Full height glazing system 72 m2 600.00 43,200

9 Double glazed windows 129 m2 500.00 64,500

Total 200,600



29 September 2017


£

Amount Notes


Residential Block 2

Internal Walls

1 Party walls between apartments, corridors, communal

areas

1,247 m2 85.00 105,995 Block cavity wall

2 Internal stud partitions within Dats; including insulation;

assumed 2400 high

899 m 170.00 152,830

Total 258,825



29 September 2017


£

Amount Notes


Residential Block 2

Internal Doors

1 Flat entrance doors, single leaf 33 nr 700.00 23,100

2 Internal Dat doors, single leaf 148 nr 400.00 59,200

3 Internal Dat doors, double leaf 0 nr 600.00 0

4 Communal doors, single leaf 12 nr 600.00 7,200

5 Communal doors, double leaf 1 nr 900.00 900

Total 90,400



29 September 2017


£

Amount Notes


Residential Block 2

Wall Finishes

1 Plasterboard dry lining to inside face of external walls /

party and communal walls

3,459 m2 12.00 41,508

2 Skim coat plaster to dry lining of external walls / party and

communal walls

3,459 m2 5.00 17,295

3 Dry lining to stud partitions within flats 4,317 m2 0.00 0 Included in Internal Walls element

4 Skim coat plaster to stud partitions within flats 4,317 m2 5.00 21,585

5 Emulsion paint finish to plastered walls 7,776 m2 5.50 42,768

6 Emulsion paint finish or similar to basement walls 581 m2 5.50 3,196

7 Extra over for wall tiling to kitchens; splashbacks 132 m2 45.00 5,940 Assumed 4m2 per flat

8 Extra over for wall tiling to bathrooms 264 m2 50.00 13,200 Assumed 8m2 per flat

9 Extra over for wall tiling to en suites 114 m2 50.00 5,700 Assumed 6m2 per flat

Total 151,192



29 September 2017


£

Amount Notes


Residential Block 2

Floor Finishes

1 Floor screed 75 thick; including 75 insulation 2,702 m2 40.00 108,080

2 Tiling to kitchen areas, bathrooms and en suites within Dats 571 m2 60.00 34,260 Assumed 10m2 per kitchen; 5m2 per

bathroom; 4m2 per en suite

3 Carpet finish to remainder of flats 1,748 m2 20.00 34,960

4 Contract carpet to communal areas and stairs 291 m2 25.00 7,275

5 Floor Anish (assume paint/sealer) to car park and general

basement areas

570 m2 15.00 8,550

6 MDF skirtings throughout; painted 3,314 m 10.00 33,140

7 Allowance for entrance matting / matwells 1 item 2,000.00 2,000

8 Allowance for enhanced lobby finishes 1 item 2,000.00 2,000

Total 230,265



29 September 2017


£

Amount Notes


Residential Block 2

Ceiling Finishes

1 Plasterboard lining to ceilings; M/F system 2,570 m2 25.00 64,250

2 Skim coat plaster to ceilings 2,570 m2 7.00 17,990

3 Emulsion paint finish to ceilings 2,570 m2 6.00 15,420

4 Paint Anish or similar to car park and general basement

areas

610 m2 6.00 3,660

5 Allowance for access panels for services 1 item 4,000.00 4,000

Total 105,320



29 September 2017


£

Amount Notes


Residential Block 2

Fittings




4 Allowance for white goods and appliances 33 nr 2,200.00 72,600 Assumed oven, hob and extract, fridge/freezer,

dishwasher

5 Allowance for built-in wardrobes (incl framework, doors,

shelf, rail etc)

38 nr 2,000.00 76,000

6 Allowance for airing cupboard slatted shelving 33 nr 150.00 4,950

7 Allowance for curtain battens to windows 105 nr 15.00 1,575

8 Allowance for sundry fittings; bathrooms 33 nr 500.00 16,500

9 Allowance for sundry fittings; en suites 19 nr 300.00 5,700

Total 283,325



29 September 2017


£

Amount Notes


Residential Block 2

Sanitary Appliances

1 Allowances for sanitary appliances, including taps and

traps etc:

2 Stainless steel kitchen sink 33 nr 300.00 9,900

3 Low level china WC suite 52 nr 275.00 14,300

4 China wash hand basin and pedestal 52 nr 250.00 13,000

5 Acrylic bath 33 nr 400.00 13,200

6 Over-bath shower unit; shower screen 33 nr 600.00 19,800

7 En Suite shower unit; tray and screen 19 nr 800.00 15,200

Total 85,400



29 September 2017


£

Amount Notes


Residential Block 2

Disposal Installations

1 Above ground disposal installations; SVP stacks 3,319 m2 5.00 16,595

2 uPVC branch/waste connection (per appliance) 189 nr 100.00 18,900

Total 35,495



29 September 2017


£

Amount Notes


Residential Block 2

Heating, Ventilation and Domestic Water Services

1 Allowance for gas fired boiler installation 33 nr 2,000.00 66,000

2 Allowance for radiator heating to flats 2,319 m2 30.00 69,570

3 Allowance for heating to communal areas 291 m2 0.00 0 Excluded

4 Allowance for central water booster, cistern and associated

pipework and the like

1 item 15,000.00 15,000

5 Allowance for domestic hot and cold water services (per

appliance)

189 nr 160.00 30,240

6 Allowance for local ventilation extract installation 85 nr 300.00 25,500 Bathrooms, en suites and kitchenettes

7 Allowance for extract ventilation to car park / basement

area

570 m2 15.00 8,550

Total 214,860



29 September 2017


£

Amount Notes


Residential Block 2

Electrical Services


flats

2,319 m2 25.00 57,975


communal areas

291 m2 10.00 2,910


car park areas

570 m2 8.00 4,560

4 Allowance for lighting installation to flats 2,319 m2 20.00 46,380

5 Extra; allowance for LED spotlights to

kitchens/bathrooms/ensuites

85 nr 250.00 21,250

6 Allowance for lighting installation to communal areas 291 m2 25.00 7,275

7 Allowance for lighting installation to car park areas 570 m2 20.00 11,400

8 Power supply to mechanical installations 3,319 m2 5.00 16,595

9 Earthing and bonding 3,319 m2 1.00 3,319

Total 171,664



29 September 2017


£

Amount Notes


Residential Block 2

Protective, Communications and Special Installations

1 Lightning protection 3,319 m2 0.00 0 Excluded

2 Door access to communal areas 1 nr 1,000.00 1,000

3 Door access control to apartments 33 nr 250.00 8,250

4 Fire detection to flats 2,319 m2 8.00 18,552

5 Allowance for data/comms installation 3,319 m2 10.00 33,190

6 Allowance for dry risers to communal areas 291 m2 30.00 8,730

7 Allowance for CCTV 1 item 7,500.00 7,500 Nominal allowance

Total 77,222



29 September 2017


£

Amount Notes


Residential Block 2

Lift Installations

1 Allowance for lift installations; basement to fourth Door; 8

person lift

1 nr 40,000.00 40,000

Total 40,000



29 September 2017


£

Amount Notes


Residential Block 2

Builders Work in Connection with Services

1 Allowance for holes, chases and general builders work etc 33 nr 750.00 24,750

Total 24,750



29 September 2017


£

Amount Notes


Residential Block 2

Renewables Obligations

1 Renewables Obligations

2 Allowance 33 nr 1,400.00 46,200

Total 46,200



29 September 2017


£

Amount Notes


External Works and Landscaping

External Works Generally

1 Hard Landscaping

2 Allowance for macadam access road 400 m2 80.00 32,000

3 Allowance for macadam parking bays and circulation 1,660 m2 70.00 116,200

4 Allowance for asphalt footpath 140 m2 50.00 7,000

5 Allowance for resurfacing existing footpath 50 m2 25.00 1,250

6 Allowance for paving to entrance of Block 2 50 m2 120.00 6,000

7 Allowance for paved ramp to entrance of Block 2 30 m2 150.00 4,500

8 Soft Landscaping

9 Allowance for topsoil, preparation and turfing 780 m2 40.00 31,200

10 Allowance for topsoil, preparation and planting 1 item 15,000.00 15,000

11 Walls, Fences, Gates etc

12 Allowance for facing brick retaining walls to basement car

park entrances

60 m 800.00 48,000

13 Allowance for facing brick walls to Block 1 frontage 30 m 500.00 15,000

14 Allowance for fencing / railings to site perimeter 400 m 60.00 24,000 Assumed to full perimeter

15 Allowance for flight of steps to Block 2 entrance 1 nr 2,500.00 2,500

16 Allowance for sundry lengths of fencing / walling within

site

1 item 15,000.00 15,000

17 River Frontage

18 Allowance for works to existing frontage to River Rom

(approx 100m length)

1 item 50,000.00 50,000 Notional allowance

19 Miscellaneous

20 Allowance for low level external lighting 1 item 20,000.00 20,000

21 Allowance for street furniture 1 item 2,500.00 2,500



29 September 2017


£

Amount Notes



22 Allowance for external signage 1 item 2,500.00 2,500

23 Allowance for cycle racking 1 item 5,000.00 5,000 Nominal allowance

24 Allowance for children's play area equipment 1 item 10,000.00 10,000 Notional allowance

Total 407,650




29 September 2017


£

Amount Notes



Foul Drainage

1 Allowance for foul drainage 6,828 m2 15.00 102,420

2 Allowance for sewer connection 1 nr 6,000.00 6,000 Likely interruption to North Street

Total 108,420



29 September 2017


£

Amount Notes



Surface Water Drainage

1 Allowance for surface water drainage - buildings 6,828 m2 15.00 102,420

2 Allowance for surface water drainage - hard pavings 2,030 m2 20.00 40,600

3 Allowance for outfall connection to river (if allowable) / or

public system

1 item 5,000.00 5,000

4 Note: no allowance for tanked surface water attenuation

Total 148,020



29 September 2017


£

Amount Notes


Bed

Revised

Est. Floor

Area Mt²

BLOCK 1

FLAT 1 Ground 1 NO 51 50 549 538 £225,000 £410

FLAT 2 Ground 2 NO 61 61 657 657 £270,000 £411

FLAT 3 Ground 1 NO 50.5 50 544 538 £222,500 £409

FLAT 4 Ground 1 NO 50 50 538 538 £220,000 £409

FLAT 5 Ground 1 YES 50 50 538 538 £225,000 £418

FLAT 6 Ground 2 YES 70 70 753 753 £310,000 £411

FLAT 7 Ground 2 YES 70 70 753 753 £310,000 £411

FLAT 8 Ground 2 YES 70 70 753 753 £310,000 £411

FLAT 9 First 1 NO 51 50 549 538 £225,000 £410

FLAT 10 First 2 NO 61 61 657 657 £270,000 £411

FLAT 11 First 1 NO 50.5 50 544 538 £225,000 £414

FLAT 12 First 1 NO 50 50 538 538 £220,000 £409

FLAT 13 First 1 NO 50 50 538 538 £225,000 £418

FLAT 14 First 2 YES 70 70 753 753 £310,000 £411

Suggested Net Market Values

Development at Brooklands Approach, Romford

as of October 2017

Est. Floor

Area Mt²Floor Balcony £ per Ft²

Est. Floor

Area Ft²Flat

Revised

Est. Floor

Area Ft²Suggested Net

Market Value £

1

Bed

Revised

Est. Floor

Area Mt²



as of October 2017

Est. Floor


Est. Floor

Area Ft²Flat

Revised

Est. Floor


Market Value £

FLAT 15 First 2 YES 70 70 753 753 £310,000 £411

FLAT 16 First 2 YES 70 70 753 753 £310,000 £411

FLAT 17 First 2 YES 88 86 947 926 £395,000 £417

FLAT 18 First 2 YES 66 61 710 657 £275,000 £387

FLAT 19 Second 1 NO 51 50 549 538 £225,000 £410

FLAT 20 Second 2 NO 61 61 657 657 £270,000 £411

FLAT 21 Second 1 NO 50.5 50 544 538 £225,000 £414

FLAT 22 Second 1 NO 50 50 538 538 £220,000 £409

FLAT 23 Second 1 NO 50 50 538 538 £225,000 £418

FLAT 24 Second 2 YES 70 70 753 753 £310,000 £411

FLAT 25 Second 2 YES 70 70 753 753 £310,000 £411

FLAT 26 Second 2 YES 70 70 753 753 £310,000 £411

FLAT 27 Second 2 YES 88 86 947 926 £395,000 £417

FLAT 28 Second 2 YES 66 61 710 657 £275,000 £387

FLAT 29 Third 3 NO 90 90 969 969 £405,000 £418

FLAT 30 Third 2 NO 71 70 764 753 £320,000 £419

FLAT 31 Third 2 NO 70 70 753 753 £310,000 £411

FLAT 32 Third 3 YES 88 70 947 753 £395,000 £417

FLAT 33 Third 2 YES 98 70 1055 753 £380,000 £360

FLAT 34 FOURTH 3 YES 118 90 1270 969 £490,000 £386

2,261 2,167 24,332 23,326

£9,922,500 £409

Block 1 Total Average £ft²

Block 1 Total GDV £ 2

Bed

Revised

Est. Floor

Area Mt²



as of October 2017

Est. Floor


Est. Floor

Area Ft²Flat

Revised

Est. Floor


Market Value £

BLOCK 2

FLAT 1 Ground 1 NO 54 50 581 538 £240,000 £413

FLAT 2 Ground 1 NO 53 50 570 538 £235,000 £412

FLAT 3 Ground 1 YES 55 50 592 538 £250,000 £422

FLAT 4 Ground 2 YES 70 70 753 753 £310,000 £411

FLAT 5 Ground 2 YES 83 70 893 753 £370,000 £414

FLAT 6 Ground 3 YES 80 74 861 797 £360,000 £418

FLAT 7 Ground 1 NO 55 50 592 538 £250,000 £422

FLAT 8 Ground 1 NO 54 50 581 538 £250,000 £430

FLAT 9 First 2 YES 83 70 893 753 £370,000 £414

FLAT 10 First 3 YES 80 74 861 797 £375,000 £435

FLAT 11 First 1 NO 55 50 592 538 £235,000 £397

FLAT 12 First 1 NO 54 50 581 538 £240,000 £413

FLAT 13 First 2 NO 73 70 786 753 £325,000 £414

FLAT 14 First 1 NO 59 50 635 538 £260,000 £409

FLAT 15 First 3 YES 83 74 893 797 £370,000 £414

FLAT 16 First 2 YES 70 70 753 753 £310,000 £411

FLAT 17 Second 2 YES 83 70 893 753 £370,000 £414

FLAT 18 Second 3 YES 80 74 861 797 £360,000 £418

FLAT 19 Second 1 NO 55 50 592 538 £245,000 £414

FLAT 20 Second 1 NO 54 50 581 538 £240,000 £413

FLAT 21 Second 2 NO 73 70 786 753 £325,000 £4143

Bed

Revised

Est. Floor

Area Mt²



as of October 2017

Est. Floor


Est. Floor

Area Ft²Flat

Revised

Est. Floor


Market Value £

FLAT 22 Second 1 NO 59 50 635 538 £260,000 £409

FLAT 23 Second 3 YES 83 74 893 797 £370,000 £414

FLAT 24 Second 2 YES 70 70 753 753 £310,000 £411

FLAT 25 Third 2 YES 83 70 893 753 £370,000 £414

FLAT 26 Third 3 YES 80 74 861 797 £360,000 £418

FLAT 27 Third 1 TERRACE 57 50 614 538 £250,000 £407

FLAT 28 Third 2 NO 73 70 786 753 £325,000 £414

FLAT 29 Third 1 NO 59 50 635 538 £260,000 £409

FLAT 30 Third 3 YES 83 74 893 797 £370,000 £414

FLAT 31 Third 2 YES 70 86 753 926 £310,000 £411

FLAT 32 Fourth 3 TERRACE 91 86 980 926 £385,000 £393

FLAT 33 Fourth 3 TERRACE 91 86 980 926 £385,000 £393

2,305 2,126 24,811 22,884 413

£10,245,000

4,566 4,293 49,143 45,769 410

£20,157,500

Please note that this is marketing advice only and does not constitute a formal valuation and should not be used for bank lending

purposes. Prices are set in today’s market conditions and may be subject to fluctuation depending on the market conditions

prevailing at the time of release. We have not taken into account any unusual or onerous ground or other condition that could

affect the sale of the units.Values given are based on a 4 to 6 week sale time and an average rate of sale of 1.5 net units pcm after

build completion of a view home.

Block 2 Total Average £ft²

Block 2 Total GDV £

Total GDV £

Total Average £ft²

4

Denny

Text Box

Appendix 3

Appendix 3a

Adam Roberts Consultancy Ltd Page 1 of 1 Thursday, 12 October 2017

Appendix 4 – GLA Toolkit – Brooklands Approach Site, Romford


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