CIL Pre-hearing Viability Update Viability Update.pdf · CIL Pre-hearing Viability Update – December 2016 6 infrastructure and mitigation costs in relation to the strategic sites

CIL Pre-hearing Viability Update

December 2016

Vale of White Horse District Council CIL Pre-hearing Viability Update – December 2016

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Important Notice

HDH Planning & Development Ltd has prepared this report for the sole use of the Vale of White Horse District Council in accordance with the instructions under which our services were performed. No other warranty, expressed or implied, is made as to the professional advice included in this report or any other services provided by us. This report may not be relied upon by any other party without the prior and express written agreement of HDH Planning & Development Ltd.

Some of the conclusions and recommendations contained in this report are based upon information provided by others (including the Council and consultees) and upon the assumption that all relevant information has been provided by those parties from whom it has been requested. Information obtained from third parties has not been independently verified by HDH Planning & Development Ltd, unless otherwise stated in the report. The conclusions and recommendations contained in this report are concerned with policy requirement, guidance and regulations which may be subject to change. They reflect a Chartered Surveyor’s perspective and do not reflect or constitute legal advice and the Council should seek legal advice before implementing any of the recommendations.

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

Certain statements made in the report may constitute estimates, projections or other forward-looking statements and even though they are based on reasonable assumptions as of the date of the report, such forward-looking statements by their nature involve risks and uncertainties that could cause actual results to differ materially from the results predicted. HDH Planning & Development Ltd specifically does not guarantee or warrant any estimate or projections contained in this report.

RS Drummond-Hay MRICS ACIH HDH Planning & Development Ltd Clapham Woods Farm Keasden, Nr. Clapham Lancaster. LA2 8ET [email protected] 015242 51831 / 07989 975 977 Registered in England Company Number 08555548

Issued 2nd December 2016

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© This report is the copyright of HDH Planning & Development Ltd. Any unauthorised reproduction or usage by any person other than the addressee is strictly prohibited.


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Tables of Contents 1. Introduction .................................................................................................................. 5

Report Structure ................................................................................................................ 6 HDH Planning and Development Ltd ................................................................................. 6 Metric or imperial ............................................................................................................... 7

2. Residential Market ....................................................................................................... 9 Market Housing - 2015 Assumptions ................................................................................. 9 Market Housing – Updated Assumptions ......................................................................... 10

Land Registry Data ...................................................................................................... 11 New Build Asking Prices .............................................................................................. 14 Appraisals Assumptions ............................................................................................... 16

Affordable Housing – 2015 Assumptions ......................................................................... 18 Affordable Housing – Updated Assumptions ................................................................... 19

3. Development Costs ................................................................................................... 21

4. Updated Modelling ..................................................................................................... 25

5. Updated Appraisals ................................................................................................... 29 Appraisal Results ............................................................................................................ 29

SHLAA Rural - Full VoWH Policy Requirements (including CIL) .................................. 29 SHLAA Settlement - Full VoWH Policy Requirements (including CIL) .......................... 31 Small Sites - Full VoWH Policy Requirements (including CIL) ...................................... 33 Strategic Sites - Full VoWH Policy Requirements (including CIL) ................................. 35

Further Consideration of Small Sites ............................................................................... 48

6. Conclusions and Recommendations ....................................................................... 51 SHLAA Sites.................................................................................................................... 51 Small Sites ...................................................................................................................... 51 Strategic Sites ................................................................................................................. 51

Appendix 1 – Land Registry and EPC Data ..................................................................... 53

Appendix 2 – Newbuild Asking Prices ............................................................................. 61


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1. Introduction 1.1 The examination into the soundness of the Vale of White Horse District Council (VoWHDC)

Local Plan 2031, Part 1 Strategic Sites and Policies (The Plan) concluded earlier in 2016. The Council undertook a consultation period on Main Modifications that concluded in September 2016. The inspector’s final report1 was received on the 30th November 2016 (and published on the 1st December 2016), finding the Plan sound.

1.2 The Council is now well on the way to preparing for the CIL Examination. This report has been prepared in the run up to the CIL Examination. The principal purpose is to consider the updated strategic infrastructure and mitigation costs relating to the strategic sites. The opportunity has also been taken to update the costs and values in the residential appraisals.

1.3 Over the last 3 or so years, HDH Planning and Development Ltd has undertaken various viability studies in VoWH:

a. Strategic Sites Viability, Interim Paper – (March 2013) to make a high-level assessment of the five broad locations / strategic sites initially included in the Local Plan.

b. Local Plan Viability Study – (October 2014) to examine the cumulative impact of the policies and requirements in the Vale of White Horse Local Plan 2031, Part 1.

c. SHLAA Viability Assessment – (February 2014) The Strategic Housing Land Availability Assessment (SHLAA) was divided into two parts. The first was based on developing and viability testing a number of site typologies that were representative of sites in the SHLAA. The second was to consider new potential strategic sites / broad locations for development to enable that the Council to only take viable sites were taken further into the plan-making process.

d. The CIL Viability Assessment – (October 2014) The final element of the core viability work. This study included much of the analysis from the Local Plan Viability Study which will be built on and used to inform the CIL setting process.

e. CIL – Additional Viability Note – A brief note dated 19th February 2015, prepared following the consultation on the Council’s Preliminary Draft Charging Schedule to address the effect on viability of the national changes in relation to affordable housing thresholds and concern raised by the promoters of the Didcot A development site.

f. CIL – Pre-hearing Viability Update (December 2015). An update to consider the comments of stakeholders, the changes to national policy, the updated strategic

1 Report to Vale of White Horse District Council by Malcolm Rivett BA (Hons) MSc MRTPI, an Inspector appointed by the Secretary of State for Communities and Local Government. Date 30 November 2016.


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infrastructure and mitigation costs in relation to the strategic sites that have been further developed through the Local Plan process, and student housing. The earlier viability work has not considered student housing.

1.4 The Local Plan Viability Study forms the ‘root’ document for the October 2014 CIL Viability Assessment and sets out the detailed methodology and assumptions used. This current report should be read as an update to the earlier documents.

1.5 With regard to viability the Local Plan Inspector’s report said:

Viability

178. The plan has been appraised by the independently-prepared Planning and Development (2014) Local Plan Viability Study. This persuasively concludes that the cumulative impact of the proposed policies of the plan would not put its implementation at serious risk. The plan thus complies with paragraphs 173 and 174 of the NPPF in this respect.

1.6 This report does not revisit the methodology, based on the above it can therefore be taken that the above reports are appropriate for setting CIL.

Report Structure

1.7 This report is an update and follows the methodology used in the earlier work, as set out in detail in Chapters 2 and 3 of the Local Plan Viability Study (October 2014). This will not be repeated here and bearing in mind that is has been examined as part of the Local Plan process will be taken as read. Earlier work has been examined through the Local Plan Part 1 plan-making process and therefore makes an appropriate starting point for this process.

1.8 This report follows the following format:

Chapter 2 An update of the income assumptions.

Chapter 3 An update of the cost assumptions.

Chapter 4 Consideration of the modelling of the new sites and the typologies representing the sites in the updated HELAA.

Chapter 5 Results of the updated appraisals.

Chapter 6 Conclusions and recommendations.

HDH Planning and Development Ltd

1.9 HDH is a specialist planning consultancy providing evidence to support planning and housing authorities. The firm was founded in the summer of 2011. Previously the HDH team worked for Fordham Research. The firm’s main areas of expertise are:

a. District wide and site specific viability analysis

b. Community Infrastructure Levy testing

c. Local and Strategic Housing Market Assessments and Housing Needs Assessments


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d. Viability and Planning Assessments and Inquiries.

Metric or imperial

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

1m = 3.28ft (3' and 3.37") 1ft = 0.30m

1m2 = 10.76 sqft 1sqft = 0.092903 m²

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


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2. Residential Market 2.1 This chapter sets out an update of the assessment of the housing market, providing the basis

for the assumptions on house prices to be used in the financial appraisals for the sites tested in the study.

Market Housing - 2015 Assumptions

2.2 In the earlier work the following price assumptions were used, being applied to the following areas:

Table 2.1 VoWHDC Price Areas

Units % of SHLAA

Area 1 - Higher Rural 18,188 66%

East Hanney Marcham Wootton Milton

Harwell Drayton

Sutton Courtenay Kingston Bagpuize with Southmoor

Stanford in the Vale Steventon Uffington

Area 2 - Lower Rural 2,258 8%

Shrivenham East Challow

Area 3 - Higher main settlement 4,547 16%

Botley Abingdon-on-Thames

Area 4 - Lower Main Settlement 2,744 10%

Faringdon Grove

Wantage

Source: Table 3.4 VoWH Pre-hearing Viability Update – December 2015 (HDH)

Table 2.2 Residential Property, 2015 Market Values (£/m2)

2014 2015 Update

Area 1 - Higher Rural 3,400 3,900

Area 2 - Lower Rural 3,000 3,400

Area 3 - Higher main settlement 3,200 4,000

Area 4 - Lower main settlement 2,800 3,250 Source: Table 3.5 VoWH Pre-hearing Viability Update – December 2015 (HDH)


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Table 2.3 Residential Property, 2015 Strategic Sites Market Values (£/m2)

2014 2015 Update

1 North of Abingdon Abingdon £3,200 £3,750

2 North-West of Abingdon Abingdon £3,200 £3,750

3 South of East Hanney East Hanney £3,400 £3,900

4 Kingston Bagpuize with Southmoor

East of Kingston Bagpuize with Southmoor £3,400 £3,900

5 North-West of Radley Radley £3,450 £3,900

6 South of Kennington Radley £3,450 £3,900

7 Monks Farm Grove £2,800 £3,250

9 Valley Park Harwell and Milton Parishes east of the A34 adjoining Didcot Town

£3,250 £3,700

10 North-West of Valley Park

Harwell and Milton Parishes east of the A34 adjoining Didcot Town

£3,250 £3,700

11 East Harwell Campus Harwell Campus £3,150 £3,600

12 North-West of Harwell Campus

Harwell Campus £3,150 £3,600

13 East of Sutton Courtenay

Sutton Courtenay £3,400 £3,900

14 West of Harwell Harwell £3,200 £3,650

15 Milton Heights Milton Parish west of the A34 £3,200 £3,600

17 Land South of Park Road

Faringdon £2,800 £3,250

18 South-West of Faringdon

Faringdon £2,800 £3,250

19 South of Faringdon Great Coxwell Parish £2,800 £3,250

20 North of Shrivenham Shrivenham £3,000 £3,250

21 West of Stanford-in-the-Vale

Stanford-in-the-Vale £3,400 £3,800

Source: Table 3.6 VoWH Pre-hearing Viability Update – December 2015 (HDH)

Market Housing – Updated Assumptions

2.3 The SHLAA Viability Assessment – (February 2014) was based on data collected in mid-2013 and the Pre-hearing Viability Update (December 2015) was based on data collected in November 2015 and largely related to the previous year.

2.4 The Land Registry records the following changes in average prices since that earlier work and it is clear values have increased since the last update.


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Table 2.4 Change in Average House Prices – Vale of White Horse

Detached Semi Detached

Terraced Flats All

Average Price

Jun-14 £456,547 £279,016 £232,797 £173,365 £297,626

Nov-15 £505,182 £307,060 £254,680 £188,174 £326,893

Jul-16 £561,091 £340,485 £280,808 £207,832 £361,989

Change to July 2016

Jun-14 £104,544 £61,469 £48,011 £34,467 £64,363

22.90% 22.03% 20.62% 19.88% 21.63%

Nov-15 £55,909 £33,425 £26,128 £19,658 £35,096

11.07% 10.89% 10.26% 10.45% 10.74%

Source: Land Registry (September 2016)

2.5 The housing market in the District has continued to move forward with an increase in house prices of over 20% over the last 2 years and a little over 10% in the last year. Bearing in mind these increases it is appropriate and necessary to update to refresh the values.

Land Registry Data

2.6 Newbuild sales prices from the Land Registry have been reviewed. The Land Registry publishes data of all homes sold. Across the VoWH area, 366 newbuild home sales were recorded over the last year (from the start of October 2015). These transactions are summarised in the following table and detailed in Appendix 1.

£0

£100,000

£200,000

£300,000

£400,000

£500,000

£600,000

Detached Semi Detached Terraced Flats All

Jun-14 Nov-15 Jul-16


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2.7 Each house sold requires an Energy Performance Certificate. This is a public document that can be viewed on the EPC Register2. The EPC contains the floor area (the Gross Internal Area – GIA) as well as a wide range of other information about the construction and energy performance of the building. This GIA information is also included in Appendix 1.

2.8 The Price Paid Data from the Land Registry has been married with the homes’ floor area from the EPC Register. It is important to note that the results are grouped by post town – following the way the data is formatted by the Land Registry:

2 https://www.epcregister.com/searchReport.html


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Table 2.5 Newbuild Price Paid by Settlement from October 2015 to September 2016

Detached Semi-detached Terrace Flat All

ALL VOWH

Count 190 47 28 96 361

Mean £469,858 £291,154 £303,261 £223,758 £368,225

Median £457,475 £290,000 £280,000 £216,000 £348,950

ABINGDON

Count 79 9 9 35 132

Mean £501,420 £317,656 £263,211 £168,840 £384,465

Median £475,000 £310,000 £279,950 £165,000 £397,500

DIDCOT

Count 37 20 9 7 74

Mean £357,804 £299,059 £283,678 £205,557 £320,837

Median £329,000 £300,000 £260,000 £206,000 £304,250

FARINGDON

Count 3 5 3 12 23

Mean £492,983 £282,000 £268,167 £208,750 £269,498

Median £499,950 £280,000 £267,500 £220,000 £225,000

OXFORD

Count 17 0 5 29 51

Mean £549,111 £429,959 £315,412 £404,542

Median £544,750 £414,950 £300,000 £375,000

SWINDON

Count 12 4 0 0 16

Mean £464,707 £218,995 £403,279

Median £417,498 £218,495 £380,000

WANTAGE

Count 42 9 2 13 66

Mean £476,946 £284,244 £307,500 £190,808 £389,173

Median £463,500 £267,950 £307,500 £175,000 £403,498 Source: Land Registry (September 2016)


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Table 2.6 Newbuild Price Paid by Settlement from October 2015 to September 2016. £/m2

Detached Semi-detached Terrace Flat All

ALL VOWH

Mean £3,412 £3,391 £3,540 £3,811 £3,526

Median £3,355 £3,492 £3,670 £3,488 £3,415

ABINGDON

Mean £3,400 £3,678 £3,725 £3,622 £3,501

Median £3,425 £3,654 £3,782 £3,526 £3,496

DIDCOT

Mean £3,312 £3,129 £3,354 £3,156 £3,253

Median £3,294 £2,821 £3,228 £3,164 £3,230

FARINGDON

Mean £3,200 £3,267 £3,082 £2,953 £3,070

Median £3,162 £3,218 £3,075 £2,928 £2,989

OXFORD

Mean £4,198 £3,776 £4,839 £4,556

Median £4,256 £3,772 £4,746 £4,537

SWINDON

Mean £3,223 £3,476 £3,291

Median £3,295 £3,468 £3,307

WANTAGE

Mean £3,359 £3,717 £3,640 £3,052 £3,366

Median £3,356 £3,722 £3,640 £3,000 £3,356 Source: Land Registry and EPC Register (September 2016)

2.9 Whilst the wider market has increased substantially the Land Registry and EPC data suggests that new homes have not increased in the same way. Some types of housing in some areas have increased since the earlier work, but others have not (although in some areas the sample size is small).

New Build Asking Prices

2.10 The survey of newbuild asking prices has also been updated and is summarised in the following table and set out in full in Appendix 2:


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Table 2.7 Newbuild Asking Prices

Agent/Developer Development address

address Address Min Typical Max

Houses

Lagan Homes The Stables

East Hanney £3,591

£3,731

Ede Homes

Ebbs Lane East Hanney

£3,593

Vanderbilt Homes

Kings Field

Marcham £4,000

£4,399

Savills Abbots Grange Packhorse Lane Marcham

£3,297

Charles Church Priory Park Packhorse Lane Marcham

£4,400

Bloor Homes The Willows

Harwell £4,000 £4,510 £5,000

Bloor Homes The Willows

Harwell £3,934 £4,379 £5,000

Miller Homes Walnut Meadow Drayton £3,758

£4,000

Redrow Asquith Park

Sutton Courtenay

£3,624

Linden Homes Beaumont Gardens

Milton Rd Sutton Courtenay

£3,699

Miller Homes The Gables Abingdon Rd Steventon £4,036 £4,223 £4,317

Redcliffe Homes Jack's Lea

Uffington £3,333 £3,667 £4,009

Bellway Homes Chailey Gardens

Blewbury £4,432 £4,695 £5,285

DWH The Maltings Borough Avenue Wallingford £2,167 £2,739 £3,524

DWH Orchard Gate Southgate

£3,059 £3,376 £3,576

Pye Homes The Portway

East Hendred £3,053 £3,219 £3,464

Sweetcroft Homes

Church Farm West Hanney

£3,832 £3,912 £4,011

Oliver James

Longworth

£4,566

Linden Homes Becketts Ridge

Shrivenham £2,065 £3,246 £3,663

Blue Cedar Homes

Chestnut Gardens

Shrivenham £3,637

£3,664

Neptune Group Meadow Court

East Challow £2,771 £3,139 £3,743

Green & Co

Manor Farm West Challow

£2,805

Barratt Homes Meadow View Watchfield Swindon £2,754 £3,354 £4,655

Hills Homes Queens Close Watchfield Swindon £2,964 £3,231 £3,510

Thomas Merrifeld

65 Oxford Rd Abingdon

£3,762

Thomas Merrifeld

Appleton Abingdon

£5,260

Cranbourne Homes

The Old Gaol

Abingdon

£6,825

DWH Abbotts Meadow Steventon Abingdon £3,144 £3,698 £4,136


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Table 2.7 (cont) Newbuild Asking Prices

Taylor Wimpey Morland Gardens

Drayton Rd Abingdon £3,537 £3,788 £4,083

Charles Church Tilbury Fields Botley Oxford £3,410 £4,029 £4,932

Scott Fraser

Cumnor Hill West Oxford

£5,220

Fox Lane Boars Hill

£4,659

Strutt & Parker

High St Culham

£3,537

Bishop Perry

Coxwell St Faringdon

£2,518

Darcliffe Homes The Martens Hinton Waldrist Faringdon £3,613 £3,717 £3,744

Matthew Homes Downsview Park Wantage

£3,312 £3,661 £4,005

Bovis Homes Letcombe Fields

Wantage £3,477 £3,584 £3,739

Douglas and Gribben

Campbells Court Wantage

£2,921

Douglas and Gribben

Ham Rd Wantage £3,396 £3,474 £3,630

Bloor Homes The Greenway

Didcot

£4,175

Bellway Great Western Park

Didcot £3,404

£4,617

Taylor Wimpey Boundary Park Great Western Park

Didcot

£2,762

Taylor Wimpey Sapphire Fields Great Western Park

Didcot £3,291 £3,941 £4,400

Taylor Wimpey Brunel Rise Great Western Park

Didcot £3,140 £3,512 £4,085

John D Wood Reading Rd Harwell Didcot

£3,428

Bloor Homes Greenway

Didcot

£3,848

Flats

Thomas Merrifield

Masefield Crescent

Abingdon

£5,859

Breckon & Breckon

Ock Street Abingdon £3,716 £4,190 £4,750

Miller Homes Bradbury Gardens

West Hagbourne

Didcot

£3,751

Source: Market Survey 2016

2.11 The above asking prices are notably higher than those found when a similar survey was undertaken in October 2015.

Appraisals Assumptions

2.12 The data set out above is mixed. The Land Registry averages shows a 10% or so increase in house prices since the earlier work and this is consistent with the significant increase in asking prices across the District. The Land Registry data that is presented with EPC data presents a slightly different picture with a more modest increase in prices:


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Table 2.8 Residential Property, Market Values (£/m2)

2014 2015 Update 2016 Update

Area 1 - Higher Rural 3,400 3,900 3,900

Area 2 - Lower Rural 3,000 3,400 3,400

Area 3 - Higher Main Settlement 3,200 4,000 4,000

Area 4 - Lower Main Settlement 2,800 3,250 3,350 Source: HDH 2016

2.13 The only change in values used is to the values in the Lower Main Settlement area (Farringdon, Grove and Wantage), where a modest increase has been made from £3,250/m2 to £3,350/m2.

2.14 The values used for the strategic sites are unchanged, except in relation to those adjacent to the Lower Main Settlements, as follows (which the changes highlighted in bold and underlined):


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Table 2.9 Residential Property, Strategic Sites Market Values (£/m2)

2014 2015 Update

2016 Update

1 North of Abingdon Abingdon £3,200 £3,750 £3,750

2 North-West of Abingdon Abingdon £3,200 £3,750 £3,750

3 South of East Hanney East Hanney £3,400 DELETED


East of Kingston Bagpuize with Southmoor

£3,400 £3,900 £3,900

5 North-West of Radley Radley £3,450 £3,900 £3,900

6 South of Kennington Radley £3,450 £3,900 £3,900

7 Monks Farm Grove £2,800 £3,250 £3,350

8 Crab Hill Grove £2,800 £3,350

9 Valley Park Harwell and Milton Parishes east of the A34 adjoining Didcot Town

£3,250 £3,700 £3,700

10 North-West of Valley Park

Harwell and Milton Parishes east of the A34 adjoining Didcot Town

£3,250 £3,700 £3,700

11 East Harwell Campus Harwell Campus £3,150 DELETED


Harwell Campus £3,150 DELETED

13 East of Sutton Courtenay

Sutton Courtenay £3,400 £3,900 £3,900

14 West of Harwell Harwell £3,200 £3,650 £3,650

15 Milton Heights Milton Parish west of the A34

£3,200 £3,600 £3,600

16 East of Coxwell Road Farringdon £2,800 £3,350

17 Land South of Park Road

Faringdon £2,800 £3,250 £3,350

18 South-West of Faringdon

Faringdon £2,800 £3,250 £3,350

19 South of Faringdon Great Coxwell Parish £2,800 £3,250 £3,350

20 North of Shrivenham Shrivenham £3,000 £3,250 £3,350


Stanford-in-the-Vale £3,400 £3,800 £3,800

Grove Airfield Grove £3,350

Didcot Power Station East of the A34 adjoining Didcot Town

£3,700

Source: HDH (November 2016)

Affordable Housing – 2015 Assumptions

2.15 In the earlier viability work the following assumptions were used in relation to affordable housing for rent:


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Table 2.10 Revised Capitalisation of Affordable Rents

Abingdon Wantage

2 bed 3 bed 2 bed 3 bed

Gross Rent (£/month) 834.08 997.27 552.54 682.76

Annual Rent 10,009 11,967 6,630 8,193

Net Rent 8,007 9,574 5,304 6,554

Capitalised rent 133,453 159,563 88,406 109,242

£/m2 1,756 1,855 1,163 1,270

Mid Point £1,805.67 £1,216.75 Source: Table 3.10 6 VoWH Pre-hearing Viability Update – December 2015 (HDH)

2.16 Intermediate housing to buy was assumed to have a value of 65% of open market value.

Affordable Housing – Updated Assumptions

2.17 As in the earlier work the values are derived by considering market rents and assuming that Affordable Rent will be set at about 80% of the median market rent, but capped at the Local Housing Allowance cap. Rents have increased somewhat over the last year:

Table 2.11 Market Rents – October 2016

2 bed 3 bed

Abingdon £950 £1,195

Wantage £875 £975

Grove £875 £975

Botley £1,750 £1,550

Faringdon £850 £900

Shrivenham £1,060 £950 Source: HDH Market Survey

2.18 The BHMA Caps are unchanged over the period:

Table 2.12 BHMA Caps (£/week)

Oxford Swindon

£/week £/month £/week £/month

Shared Accommodation £80.55 £349.05 £60.04 £260.17

One Bedroom £158.90 £688.57 £103.44 £448.24

Two Bedrooms £192.48 £834.08 £127.51 £552.54

Three Bedrooms £230.14 £997.27 £157.56 £682.76

Four Bedrooms £299.18 £1,296.45 £198.11 £858.48 Source: VOA (October 2016)


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2.19 The above rents have been compared to those reported in the Homes and Communities Agency (HCA) Statistical Data Return:

Table 2.13 VOWH Affordable Rents

1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom

Per Week £121.22 £147.36 £169.78 £201.06

Per Month £525.30 £638.57 £735.70 £871.28

Per Year £6,303.55 £7,662.89 £8,828.35 £10,455.32 Source: (HCA) Statistical Data Return 2015

2.20 Due to the unchanged BHMA caps, the assessed values have been carried from the 2015 update into this update unchanged:

Table 2.14 Capitalisation of Affordable Rents

Abingdon Wantage

2 bed 3 bed 2 bed 3 bed

Gross Rent (£/month) 834.08 997.27 552.54 682.76

Annual Rent 10,009 11,967 6,630 8,193

Net Rent 8,007 9,574 5,304 6,554

Capitalised rent 133,453 159,563 88,406 109,242

£/m2 1,756 1,855 1,163 1,270

Mid Point £1,805.67 £1,216.75 Source: HDH 2015

2.21 The approach to assessing the value of intermediate housing to buy remains appropriate so is unchanged.


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3. Development Costs 3.1 The cost assumptions in the viability assessments were updated in November 2015 CIL Pre-

hearing Viability Update. Those updates have been carried forward into this report. The only change to be made has been to update the BCIS based construction costs and stamp duty assumptions.

3.2 In this current work the latest (October 2016) BCIS costs have been used. There has been a notable increase over the life of the project. The BCIS price, at the start of this project, for estate housing in December 2012 was £813/m2. The Local Plan Viability Update and the CIL work was based on April 2014 costs which had increased by 10.2% to £904. By November 2015 the cost of £1,018/m2 was used, being an increase of 25.2% since the start of the project, and a 12.6% increase since April 2014. At the time of this update the cost stands at £1,074/m2. This is an increase of 5.5% since November 2015 and 32% since the start of the project.

3.3 The principal cost assumptions used in this update (being the same as the last update unless stated) are summarised as follows:


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Table 3.1 Summary of main modelling assumptions

Heading Changes from earlier reports

Construction Based on BCIS Increased by 1.5% to cover increased environmental standards Small Site Adjustments of 13% / 6%

BCIS updated. No other changes.

Site Costs 20% to 10% of BCIS No Change

Abnormal Costs 10% on Brownfield Sites No Change

Fees 10% No Change

Contingencies 5% Brownfield 2.5% Greenfield

No Change

S106 £2,500 per unit on typologies. As per Pre-hearing Viability Update (December 2015) on Strategic Sites (see below) Tested range on New Sites

No Change No Change Fresh Modelling

Interest 6% on debit balances Additional 1% of peak borrowing (capped at £5,000,000)

No Change No Change

Developers’ Profit 20% GDV No Change

Phasing Up to 50/outlet/year No Change

Acquisition 1.5% to cover agents and legal fees No Change

Stamp Duty As per prevailing rates Updated to new rates

Disposals 3.5% No Change

CIL As per the submitted Draft Charging Schedule No Change Source: Chapter 5 of Local Plan Viability Study – October 2014

3.4 The s106 strategic infrastructure and mitigation costs for the strategic sites included in the Part 1 Plan were as follows:


23

Table 3.2 Strategic Sites Infrastructure Costs post s106 infrastructure requirements November 2015

Units s106 £/unit Abingdon Oxford Fringe North Abingdon-on-Thames 800 £9,258,667 £11,573 North West Abingdon 200 £2,899,600 £14,498 East Hanney 200 £200,000 £1,000 Kingston Bagpuize East 280 £420,000 £1,500 North West Radley 240 £1,115,760 £4,649 South Kennington 270 £1,105,230 £4,093 South East Vale - Science Vale West North Grove Monks Farm 750 £12,638,800 £16,852 Crab Hill Wantage (approved) 1,500 £31,121,052 £20,747 South East Vale - Science Vale East Valley Park 2,550 £22,531,304 £8,836 North West of Valley Park 800 £7,526,778 £9,408 East of Harwell Campus 850 £6,304,486 £7,417 North West Harwell Campus 550 £5,256,214 £9,557 East Sutton Courtenay 220 £330,000 £1,500 West of Harwell 200 £200,000 £1,000 Milton Heights 400 £600,000 £1,500 Western Vale East of Coxwell Road Faringdon (approved) 200 £1,968,064 £9,840 Land south of Park Road, Faringdon 350 £1,774,112 £5,069 South West Faringdon 200 £1,968,064 £9,840 South Faringdon 200 £1,968,064 £9,840 North Shrivenham 500 £4,108,000 £8,216 West Stanford in the Vale 200 £200,000 £1,000

Source: Table 5.2 Pre-hearing Viability Update (December 2015) from VoWH Council (November 2015)

3.5 These costs have been updated as follows. Where a site has been approved the actual unit numbers and s106 costs have been used. In all other cases, including those where there is a resolution to approve) the s106 costs identified in the Councils IDP have been used. Those sites removed from the Plan as a result of the examination have not been considered further. The figures used are those shown in bold. Valley Park has been modelled on the basis of 4,254 units. Whilst it is anticipated 2,250 units will be delivered in the period covered by the new Local Plan the site has this higher capacity and is subject to a planning application for 4,254 units:


24

Table 3.3 Strategic Sites Infrastructure Costs post s106 infrastructure requirements November 2016

Source: WoWHDC (30th November 2016)

STAT

USO

ct-1

4N

ov-1

6Ch

ange

Oct

-14

Nov

-16

Chan

geO

ct-1

4N

ov-1

6Ch

ange

1N

orth

of A

bing

don

Abin

gdon

800

800

0£9

,258

,667

£12,

736,

664

£3,4

77,9

97£1

1,57

3.33

£15,

920.

83£4

,347

.50

As P

lan/

IDP

2N

orth

-Wes

t of A

bing

don

Abin

gdon

200

200

0£2

,899

,600

£3,3

87,6

00£4

88,0

00£1

4,49

8.00

£16,

938.

00£2

,440

.00

As P

lan/

IDP

3So

uth

of E

ast H

anne

yEa

st H

anne

y£0

DELE

TED

4Ki

ngst

on B

agpu

ize

with

Sou

thm

East

of K

ings

ton

Bagp

uize

wit

28

028

00

£420

,000

£3,7

38,8

40£3

,318

,840

£1,5

00.0

0£1

3,35

3.00

£11,

853.

00Ap

prov

ed5

Nor

th-W

est o

f Rad

ley

Radl

ey24

024

00

£1,1

15,7

60£1

,859

,760

£744

,000

£4,6

49.0

0£7

,749

.00

£3,1

00.0

0As

Pla

n/ID

P6

Sout

h of

Ken

ning

ton

Radl

ey27

027

00

£1,1

05,2

30£1

,424

,909

£319

,679

£4,0

93.4

4£5

,277

.44

£1,1

84.0

0As

Pla

n/ID

P7

Mon

ks F

arm

Grov

e75

088

513

5£1

2,63

8,80

0£1

0,95

1,66

3-£

1,68

7,13

7£1

6,85

1.73

£12,

374.

76-£

4,47

6.97

As P

lan/

IDP

8Cr

ab H

illW

anta

ge1,

500

1,50

00

£31,

121,

052

£32,

901,

000

£1,7

79,9

48£2

0,74

7.37

£21,

934.

00£1

,186

.63

Appr

oved

9Va

lley

Park

Harw

ell a

nd M

ilton

Par

ishe

s e

2,55

04,

254

1,70

4£2

2,53

1,30

4£3

1,68

8,64

2£9

,157

,338

£8,8

35.8

1£7

,449

.14

-£1,

386.

67As

Pla

n/ID

P10

Nor

th-W

est o

f Val

ley

Park

Harw

ell a

nd M

ilton

Par

ishe

s e

800

800

0£7

,526

,778

£11,

450,

400

£3,9

23,6

22£9

,408

.47

£14,

313.

00£4

,904

.53

As P

lan/

IDP

11Ea

st H

arw

ell C

ampu

sHa

rwel

l Cam

pus

£0DE

LETE

D12

Nor

th-W

est o

f Har

wel

l Cam

pusH

arw

ell C

ampu

s£0

DELE

TED

13Ea

st o

f Sut

ton

Cour

tena

ySu

tton

Cou

rten

ay22

022

00

£330

,000

£492

,459

£162

,459

£1,5

00.0

0£2

,238

.45

£738

.45

As P

lan/

IDP

14W

est o

f Har

wel

lHa

rwel

l20

020

77

£200

,000

£2,3

66,4

24£2

,166

,424

£1,0

00.0

0£1

1,43

2.00

£10,

432.

00Ap

prov

ed15

Milt

on H

eigh

tsM

ilton

Par

ish

wes

t of t

he A

3440

040

00

£600

,000

£793

,792

£193

,792

£1,5

00.0

0£1

,984

.48

£484

.48

As P

lan/

IDP

16Ea

st o

f Cox

wel

l Roa

d Fa

ringd

onFa

ringd

on20

020

00

£1,9

68,0

64£3

,988

,822

£2,0

20,7

58£9

,840

.32

£19,

944.

11£1

0,10

3.79

Appr

oved

17La

nd S

outh

of P

ark

Road

Fa

ringd

on35

035

00

£1,7

74,1

12£3

,758

,615

£1,9

84,5

03£5

,068

.89

£10,

738.

90£5

,670

.01

As P

lan/

IDP

18So

uth-

Wes

t of F

arin

gdon

Farin

gdon

200

200

0£1

,968

,064

£810

,504

-£1,

157,

560

£9,8

40.3

2£4

,052

.52

-£5,

787.

80As

Pla

n/ID

P19

Sout

h of

Far

ingd

onGr

eat C

oxw

ell P

aris

h20

020

00

£1,9

68,0

64£2

,612

,100

£644

,036

£9,8

40.3

2£1

3,06

0.50

£3,2

20.1

8Ap

prov

ed20

Nor

th o

f Shr

iven

ham

Shriv

enha

m50

050

00

£4,1

08,0

00£3

,590

,605

-£51

7,39

5£8

,216

.00

£7,1

81.2

1-£

1,03

4.79

As P

lan/

IDP

21W

est o

f Sta

nfor

d-in

-the

-Val

eSt

anfo

rd-in

-the

-Val

e20

020

00

£200

,000

£422

,240

£222

,240

£1,0

00.0

0£2

,111

.20

£1,1

11.2

0As

Pla

n/ID

PGr

ove

Airf

ield

2,50

0£4

4,15

2,65

0£1

7,66

1.06

£17,

661.

06As

Pla

n/ID

PDi

dcot

Pow

er S

tatio

n12

0£3

,330

,281

£27,

752.

34£2

7,75

2.34

As P

lan/

IDP

Units

S106

Cos

tsS1

06 C

osts

- £/

unit


25

4. Updated Modelling 4.1 The analysis set out in the SHLAA Viability Assessment (February 2014) and the Local Plan

Viability Study (October 2014) was based on modelling informed by the range of sites set out in the SHLAA. Other than the new sites now being considered (as set out in Table 1.1 above) the SHLAA remains largely unchanged (although some sites have come forward). It is therefore not considered to be necessary to revisit the development of the typologies. The distribution of the typologies remains as out in Table 2.1 above.

4.2 As summarised in Tables 9.2 and 9.3 of the Local Plan Viability Study (October 2014) the following typologies formed the basis of the appraisals:

Table 4.1 SHLAA Site Modelling Assumptions

Alternative Use Units Area Ha Density Units/ha

Average Unit Size

Density

Gross Net Gross Net m2 m2/ha

1 Green Paddock 42 1.20 1.20 35.00 35.00 88.38 3,093

2 Green Paddock 78 3.10 2.17 25.16 35.94 87.46 3,144

3 Green Agricultural 155 7.15 4.65 21.68 33.33 86.54 2,885



6 Green Paddock 76 2.10 1.78 36.19 42.70 87.39 3,731


8 Brown Part Rec 78 3.12 2.25 25.00 34.67 87.46 3,032 Source: Tables 9.2 of the Local Plan Viability Study (HDH October 2014)

4.3 The original SHLAA only considered sites of 10 units and greater so the Local Plan Viability Study also considered the following smaller sites. These are covered in the existing modelling.:


26

Table 4.2 SHLAA Site Modelling Assumptions – small sites

Green/ Brown

Alternative Use Units Area Ha

Density Units/ha

Average Unit Size

Density

Gross Net Gross Net m2 m2/ha

1 Green Paddock 1 0.05 0.05 20.00 20.00 135.00 2,700

2 Green Paddock 3 0.10 0.10 30.00 30.00 81.67 2,450

3 Green Paddock 5 0.20 0.20 25.00 25.00 86.40 2,160

4 Green Paddock 7 0.25 0.25 28.00 28.00 81.71 2,288

5 Green Paddock 1 0.05 0.05 20.00 20.00 135.00 2,700

6 Green Paddock 3 0.10 0.10 30.00 30.00 81.67 2,450

7 Green Paddock 5 0.20 0.20 25.00 25.00 94.40 2,360

8 Green Paddock 7 0.25 0.25 28.00 28.00 81.71 2,288

9 Brown Infill 2 0.05 0.05 40.00 40.00 95.00 3,800

10 Brown Infill 4 0.10 0.10 40.00 40.00 91.25 3,650

11 Brown Infill 6 0.17 0.17 35.29 35.29 87.83 3,100

12 Brown Infill 9 0.30 0.30 30.00 30.00 95.22 2,857

13 Brown Infill 2 0.05 0.05 40.00 40.00 111.00 4,440

14 Brown Infill 4 0.10 0.10 40.00 40.00 91.25 3,650

15 Brown Infill 6 0.17 0.17 35.29 35.29 87.83 3,100

16 Brown Infill 9 0.30 0.30 30.00 30.00 95.22 2,857 Source: Table 9.3 of the Local Plan Viability Study (HDH, October 2014)

4.4 The Strategic Sites and the typologies modelled to represent the SHLAA sites in the earlier work remain unchanged except in relation to Monks Farm where the number of units has been increased from 750 to 885 and West of Harwell that has been increased to 207 units. In addition, Grove Airfield and Didcot power station have been added.

4.5 The revised modelling is summarised as follows. It is important to note that the modelling is based on the details in the Plan except in relation to those sites that have been consented and a s106 undertaking / agreement signed. Where a s106 undertaking / agreement has been signed the modelling is based on the approved scheme. Some sites are subject to planning applications, some of which have a ‘resolution to approve’, in these situations the modelling is based on that in the Plan as there remains some uncertainty over the details of the final consent. Valley Park has been modelled on the basis of 4,254 units. As set out in Chapter 3, it is anticipated 2,250 units will be delivered in the period covered by the new Local Plan but the site has this higher capacity and is subject to a planning application for 4,254 units:


27

Table 4.3 Strategic Sites, Updated Modelling Assumptions

Source: VoWHDC & HDH (November 2016)

Gre

en/

Brow

nAl

tern

ativ

e U

seU

nits

Ave

rage

U

nit S

ize

Den

sity

Gro

ssN

etG

ross

Net

m2

m2/

ha1

Nor

th o

f Abi

ngdo

nAb

ingd

onGr

een

Agric

ultu

ral

800

53.8

222

.86

14.8

635

.00

87.8

93,

076

2N

orth

-Wes

t of A

bing

don

Abin

gdon

Gree

nAg

ricul

tura

l20

08.

005.

7125

.00

35.0

387

.83

3,07

63

Sout

h of

Eas

t Han

ney

East

Han

ney

Gree

nAg

ricul

tura

l4

King

ston

Bag

puiz

e w

ith S

outh

moE

ast o

f Kin

gsto

n Ba

gpui

ze w

ith SG

reen

Agric

ultu

ral

280

11.8

38.

0023

.67

35.0

087

.88

3,07

65

Nor

th-W

est o

f Rad

ley

Radl

eyGr

een

Agric

ultu

ral

240

12.1

56.

8619

.75

34.9

988

.22

3,08

66

Sout

h of

Ken

ning

ton

Radl

eyGr

een

Agric

ultu

ral

270

11.7

97.

7122

.90

35.0

287

.87

3,07

77

Mon

ks F

arm

Grov

eGr

een

Agric

ultu

ral

885

56.7

121

.43

15.6

141

.30

87.9

43,

632

8Cr

ab H

illW

anta

geGr

een

Agric

ultu

ral

1500

98.7

142

.86

15.2

035

.00

87.9

23,

077

9Va

lley

Park

Harw

ell a

nd M

ilton

Par

ishe

s eas

Gree

nAg

ricul

tura

l42

5418

0.73

72.8

623

.54

58.3

987

.93

5,13

410

Nor

th-W

est o

f Val

ley

Park

Harw

ell a

nd M

ilton

Par

ishe

s eas

Gree

nAg

ricul

tura

l80

038

.58

22.8

620

.74

35.0

087

.89

3,07

611

East

Har

wel

l Cam

pus

Harw

ell C

ampu

sGr

een

Agric

ultu

ral

12N

orth

-Wes

t of H

arw

ell C

ampu

sHa

rwel

l Cam

pus

Gree

nAg

ricul

tura

l13

East

of S

utto

n Co

urte

nay

Sutt

on C

ourt

enay

Gree

nAg

ricul

tura

l22

08.

836.

2924

.92

34.9

887

.79

3,07

114

Wes

t of H

arw

ell

Harw

ell

Gree

nAg

ricul

tura

l20

78.

585.

7124

.13

36.2

587

.68

3,17

915

Milt

on H

eigh

tsM

ilton

Par

ish

wes

t of t

he A

34Gr

een

Agric

ultu

ral

400

16.0

011

.43

25.0

035

.00

87.7

53,

071

16Ea

st o

f Cox

wel

l Roa

d Fa

ringd

onFa

ringd

onGr

een

Agric

ultu

ral

200

8.00

5.71

25.0

035

.03

87.8

33,

076

17La

nd S

outh

of P

ark

Road

Fa

ringd

onGr

een

Agric

ultu

ral

350

27.8

510

.00

12.5

735

.00

88.0

23,

081

18So

uth-

Wes

t of F

arin

gdon

Farin

gdon

Gree

nAg

ricul

tura

l20

010

.47

5.71

19.1

035

.03

87.8

33,

076

19So

uth

of F

arin

gdon

Grea

t Cox

wel

l Par

ish

Gree

nAg

ricul

tura

l20

018

.35

5.71

10.9

035

.03

87.8

33,

076

20N

orth

of S

hriv

enha

mSh

riven

ham

Gree

nAg

ricul

tura

l50

031

.47

14.2

915

.89

34.9

988

.00

3,07

921

Wes

t of S

tanf

ord-

in-t

he-V

ale

Stan

ford

-in-t

he-V

ale

Gree

nAg

ricul

tura

l20

011

.62

5.71

17.2

135

.03

87.8

33,

076

22Gr

ove

Airf

ield

Grov

eGr

een

Agric

ultu

ral

2500

119.

0071

.42

21.0

135

.00

87.9

33,

078

23Di

dcot

Pow

er S

tatio

nDi

dcot

Gree

nAg

ricul

tura

l12

05.

703.

4821

.05

34.4

888

.25

3,04

3

Are

a H

aD

ensi

ty U

nits

/ha


28


29

5. Updated Appraisals 5.1 In the first part of this report the changes to the residential property market, changes to the

construction costs have been considered, and the updated modelling has been set out. In this chapter the appraisals have been rerun.

5.2 As in the earlier work, the appraisals use the Residual Valuation approach –they assess the value of the site after taking into account the costs of development, the likely income from sales and/or rents and an appropriate amount of developers’ profit. The Residual Value represents the maximum bid for the site where the payment is made in a single tranche on the acquisition of a site. In order for the proposed development to be described as viable, it is necessary for this value to exceed the Existing Use Value by a satisfactory margin.

5.3 The appraisals are based on the full policy requirements of the Plan (as amended). For each development type we have calculated the Residual Value. In the tables the results are colour coded using a simple traffic light system:

a) Green Viable – where the Residual Value per hectare exceeds the indicative Viability Threshold Value per hectare (being the Existing Use Value (EUV) plus the appropriate uplift to provide a competitive return for the landowner).

b) Amber Marginal – where the Residual Value per hectare exceeds the EUV, but not the Viability Threshold Value per hectare. These sites should not be considered as viable when measured against the test set out – however, depending on the nature of the site and the owner, they may come forward.

c) Red Non-viable – where the Residual Value does not exceed the EUV.

5.4 The results are set out and presented for each site and per gross hectare to allow comparison between sites.

Appraisal Results

SHLAA Rural - Full VoWH Policy Requirements (including CIL)

5.5 The following table shows the Residual Value for each of the typologies that represent the SHLAA sites in the rural areas and are directly comparable with the results set out in Table 6.1a of the CIL Pre-hearing Viability Update (December 2015):


30

Table 5.1 Residual Value, Full Policy Requirements, including CIL – SHLAA RURAL SITES

Source: HDH October 2016

Uni

ts

Gro

ss

Net

ha

Gro

ss h

aN

et h

a£

site

Site

11

- Sm

all

Hig

her R

ural

Gre

enP

addo

ck1.

21.

242

2,32

8,90

52,

328,

905

2,79

4,68

6S

ite 2

2 - M

ediu

mH

ighe

r Rur

alG

reen

Pad

dock

3.1

2.17

781,

609,

644

2,29

9,49

14,

989,

896

Site

33

- Med

ium

Flo

odH

ighe

r Rur

alG

reen

Agr

icul

tura

l7.

154.

6515

51,

283,

541

1,97

3,61

79,

177,

317

Site

44

- Lar

ger

Hig

her R

ural

Gre

enA

gric

ultu

ral

7.23

5.06

181

1,46

2,91

02,

090,

284

10,5

76,8

37S

ite 5

5 - L

arge

Hig

her R

ural

Gre

enA

gric

ultu

ral

12.3

18.

630

81,

482,

184

2,12

1,59

218

,245

,687

Site

66

- Med

ium

Den

sity

Hig

her R

ural

Gre

enP

addo

ck2.

11.

7876

2,20

2,47

72,

598,

428

4,62

5,20

3S

ite 7

7 - M

ediu

m S

ensi

tive

Hig

her R

ural

Gre

enA

gric

ultu

ral

2.85

1.99

711,

479,

702

2,11

9,17

14,

217,

150

Site

88

- Par

t Bro

wnf

ield

Hig

her R

ural

Bro

wn

Par

t Rec

3.12

2.25

781,

138,

471

1,57

8,68

03,

552,

030

Site

91

- Sm

all

Low

er R

ural

Gre

enP

addo

ck1.

21.

242

1,42

9,99

81,

429,

998

1,71

5,99

8S

ite 1

02

- Med

ium

Low

er R

ural

Gre

enP

addo

ck3.

12.

1778

995,

762

1,42

2,51

73,

086,

863

Site

11

3 - M

ediu

m F

lood

Low

er R

ural

Gre

enA

gric

ultu

ral

7.15

4.65

155

757,

295

1,16

4,44

35,

414,

662

Site

12

4 - L

arge

rLo

wer

Rur

alG

reen

Agr

icul

tura

l7.

235.

0618

186

1,66

81,

231,

198

6,22

9,86

0S

ite 1

35

- Lar

geLo

wer

Rur

alG

reen

Agr

icul

tura

l12

.31

8.6

308

873,

702

1,25

0,61

310

,755

,269

Site

14

6 - M

ediu

m D

ensi

tyLo

wer

Rur

alG

reen

Pad

dock

2.1

1.78

761,

304,

452

1,53

8,96

02,

739,

348

Site

15

7 - M

ediu

m S

ensi

tive

Low

er R

ural

Gre

enA

gric

ultu

ral

2.85

1.99

7186

6,19

71,

240,

534

2,46

8,66

2S

ite 1

68

- Par

t Bro

wnf

ield

Low

er R

ural

Bro

wn

Par

t Rec

3.12

2.25

7852

3,25

772

5,58

41,

632,

563

Are

aR

esid

ual V

alue


31

5.6 The Residual Value does not give a good indication of viability on its own. In the following table the Residual Value is compared with the Viability Threshold (using the same methodology as in the earlier studies and updates). The results are directly comparable with the results set out in Table 6.2b of the CIL Pre-hearing Viability Update (December 2015)

Table 5.2 Residual Value compared to Viability Thresholds, Full Policy Requirements, including CIL – SHLAA RURAL

Alternative Use Value

Viability Threshold

Residual Value

Site 1 1 - Small Higher Rural 50,000 410,000 2,328,905

Site 2 2 - Medium Higher Rural 50,000 410,000 1,609,644

Site 3 3 - Medium Flood Higher Rural 20,000 374,000 1,283,541

Site 4 4 - Larger Higher Rural 20,000 374,000 1,462,910

Site 5 5 - Large Higher Rural 20,000 374,000 1,482,184

Site 6 6 - Medium Density Higher Rural 50,000 410,000 2,202,477

Site 7 7 - Medium Sensitive Higher Rural 20,000 374,000 1,479,702

Site 8 8 - Part Brownfield Higher Rural 75,000 440,000 1,138,471

Site 9 1 - Small Lower Rural 50,000 410,000 1,429,998

Site 10 2 - Medium Lower Rural 50,000 410,000 995,762

Site 11 3 - Medium Flood Lower Rural 20,000 374,000 757,295

Site 12 4 - Larger Lower Rural 20,000 374,000 861,668

Site 13 5 - Large Lower Rural 20,000 374,000 873,702

Site 14 6 - Medium Density Lower Rural 50,000 410,000 1,304,452

Site 15 7 - Medium Sensitive Lower Rural 20,000 374,000 866,197

Site 16 8 - Part Brownfield Lower Rural 75,000 440,000 523,257 Source: HDH October 2016

5.7 As in the analysis in the earlier reports, all the sites are shown as viable, and in spite of the increase in construction costs over the last year, the Council can continue to have confidence that these types of site will come forward and will be able to bear the proposed rates of CIL.

SHLAA Settlement - Full VoWH Policy Requirements (including CIL)

5.8 The following table shows the Residual Value for each of the typologies that represent the SHLAA sites in the settlements and are directly comparable with the results set out in Table 6.1b of the CIL Pre-hearing Viability Update (December 2015):


32

Table 5.3 Residual Value, Full Policy Requirements, including CIL – SHLAA SETTLEMENT SITES


Uni

ts

Gro

ss

Net

ha

Gro

ss h

aN

et h

a£

site

Site

11

- Sm

all

Hig

her M

ain

Set

tlem

ent

Gre

enP

addo

ck1.

21.

242

2,47

6,42

42,

476,

424

2,97

1,70

8S

ite 2

2 - M

ediu

mH

ighe

r Mai

n S

ettle

men

tG

reen

Pad

dock

3.1

2.17

781,

710,

637

2,44

3,76

75,

302,

975

Site

33

- Med

ium

Flo

odH

ighe

r Mai

n S

ettle

men

tG

reen

Agr

icul

tura

l7.

154.

6515

51,

370,

078

2,10

6,67

99,

796,

058

Site

44

- Lar

ger

Hig

her M

ain

Set

tlem

ent

Gre

enA

gric

ultu

ral

7.23

5.06

181

1,56

1,89

22,

231,

716

11,2

92,4

82S

ite 5

5 - L

arge

Hig

her M

ain

Set

tlem

ent

Gre

enA

gric

ultu

ral

12.3

18.

630

81,

582,

173

2,26

4,71

519

,476

,549

Site

66

- Med

ium

Den

sity

Hig

her M

ain

Set

tlem

ent

Gre

enP

addo

ck2.

11.

7876

2,35

0,00

92,

772,

482

4,93

5,01

8S

ite 7

7 - M

ediu

m S

ensi

tive

Hig

her M

ain

Set

tlem

ent

Gre

enA

gric

ultu

ral

2.85

1.99

711,

580,

435

2,26

3,43

74,

504,

240

Site

88

- Par

t Bro

wnf

ield

Hig

her M

ain

Set

tlem

ent

Bro

wn

Par

t Rec

3.12

2.25

781,

239,

585

1,71

8,89

13,

867,

504

Site

91

- Sm

all

Low

er M

ain

Set

tlem

ent

Gre

enP

addo

ck1.

21.

242

1,17

1,69

91,

171,

699

1,40

6,03

9S

ite 1

02

- Med

ium

Low

er M

ain

Set

tlem

ent

Gre

enP

addo

ck3.

12.

1778

945,

265

1,35

0,37

92,

930,

323

Site

11

3 - M

ediu

m F

lood

Low

er M

ain

Set

tlem

ent

Gre

enA

gric

ultu

ral

7.15

4.65

155

714,

027

1,09

7,91

25,

105,

292

Site

12

4 - L

arge

rLo

wer

Mai

n S

ettle

men

tG

reen

Agr

icul

tura

l7.

235.

0618

181

2,17

71,

160,

482

5,87

2,03

7S

ite 1

35

- Lar

geLo

wer

Mai

n S

ettle

men

tG

reen

Agr

icul

tura

l12

.31

8.6

308

823,

707

1,17

9,05

110

,139

,839

Site

14

6 - M

ediu

m D

ensi

tyLo

wer

Mai

n S

ettle

men

tG

reen

Pad

dock

2.1

1.78

761,

230,

686

1,45

1,93

32,

584,

440

Site

15

7 - M

ediu

m S

ensi

tive

Low

er M

ain

Set

tlem

ent

Gre

enA

gric

ultu

ral

2.85

1.99

7181

5,83

11,

168,

401

2,32

5,11

8S

ite 1

68

- Par

t Bro

wnf

ield

Low

er M

ain

Set

tlem

ent

Bro

wn

Par

t Rec

3.12

2.25

7847

2,68

065

5,45

01,

474,

762

Are

aR

esid

ual V

alue


33

5.9 In the following table the Residual Value is compared with the Viability Threshold (using the same methodology as in the earlier studies and updates). The results are directly comparable with the results set out in Table 6.2c of the CIL Pre-hearing Viability Update (December 2015).

Table 5.4 Residual Value compared to Viability Thresholds, Full Policy Requirements, including CIL – SHLAA SETTLEMENT


Viability Threshold

Residual Value

Site 1 1 - Small Higher Main Settlement 50,000 410,000 2,476,424

Site 2 2 - Medium Higher Main Settlement 50,000 410,000 1,710,637

Site 3 3 - Medium Flood Higher Main Settlement 20,000 374,000 1,370,078

Site 4 4 - Larger Higher Main Settlement 20,000 374,000 1,561,892

Site 5 5 - Large Higher Main Settlement 20,000 374,000 1,582,173

Site 6 6 - Medium Density Higher Main Settlement 50,000 410,000 2,350,009

Site 7 7 - Medium Sensitive Higher Main Settlement 20,000 374,000 1,580,435

Site 8 8 - Part Brownfield Higher Main Settlement 75,000 440,000 1,239,585

Site 9 1 - Small Lower Main Settlement 50,000 410,000 1,171,699

Site 10 2 - Medium Lower Main Settlement 50,000 410,000 945,265

Site 11 3 - Medium Flood Lower Main Settlement 20,000 374,000 714,027

Site 12 4 - Larger Lower Main Settlement 20,000 374,000 812,177

Site 13 5 - Large Lower Main Settlement 20,000 374,000 823,707

Site 14 6 - Medium Density Lower Main Settlement 50,000 410,000 1,230,686

Site 15 7 - Medium Sensitive Lower Main Settlement 20,000 374,000 815,831

Site 16 8 - Part Brownfield Lower Main Settlement 75,000 440,000 472,680 Source: HDH October 2016

5.10 As in the earlier analysis, all the sites are shown as viable, and in spite of the increase in construction costs over the last year, the Council can continue to have confidence that these types of site will come forward and will be able to bear the proposed rates of CIL.

Small Sites - Full VoWH Policy Requirements (including CIL)

5.11 The following table shows the Residual Value for each of the typologies that represent the small sites and are directly comparable with the results set out in Table 6.1b of the CIL Pre-hearing Viability Update (December 2015). These incorporate CIL at the higher rates of £260/m2 and £200/m2:


34

Table 5.5 Residual Value, Full Policy Requirements, including CIL – SMALL SITES


Uni

ts

Gro

ss

Net

ha

Gro

ss h

aN

et h

a£

site

Site

1S

ingl

e R

ural

Hig

her R

ural

Gre

enP

addo

ck0.

050.

051

2,12

5,74

42,

125,

744

106,

287

Site

2Th

ree

Rur

alH

ighe

r Rur

alG

reen

Pad

dock

0.1

0.1

32,

107,

189

2,10

7,18

921

0,71

9S

ite 3

Five

Rur

alH

ighe

r Rur

alG

reen

Pad

dock

0.2

0.2

51,

945,

896

1,94

5,89

638

9,17

9S

ite 4

Sev

en R

ural

Hig

her R

ural

Gre

enP

addo

ck0.

250.

257

2,34

3,81

22,

343,

812

585,

953

Site

5S

ingl

e R

ural

Low

er R

ural

Gre

enP

addo

ck0.

050.

051

1,36

5,85

81,

365,

858

68,2

93S

ite 6

Thre

e R

ural

Low

er R

ural

Gre

enP

addo

ck0.

10.

13

1,42

0,40

61,

420,

406

142,

041

Site

7Fi

ve R

ural

Low

er R

ural

Gre

enP

addo

ck0.

20.

25

1,50

8,83

01,

508,

830

301,

766

Site

8S

even

Rur

alLo

wer

Rur

alG

reen

Pad

dock

0.25

0.25

71,

683,

024

1,68

3,02

442

0,75

6S

ite 9

Pai

r Urb

anH

ighe

r Mai

n S

ettle

men

tB

row

nIn

fill

0.05

0.05

22,

729,

411

2,72

9,41

113

6,47

1S

ite 1

02

Sem

i Urb

anH

ighe

r Mai

n S

ettle

men

tB

row

nIn

fill

0.1

0.1

42,

879,

469

2,87

9,46

928

7,94

7S

ite 1

1U

rban

infil

lH

ighe

r Mai

n S

ettle

men

tB

row

nIn

fill

0.17

0.17

62,

778,

707

2,77

8,70

747

2,38

0S

ite 1

2Te

rrace

sH

ighe

r Mai

n S

ettle

men

tB

row

nIn

fill

0.3

0.3

92,

562,

991

2,56

2,99

176

8,89

7S

ite 1

3P

air U

rban

Low

er M

ain

Set

tlem

ent

Bro

wn

Infil

l0.

050.

052

1,26

8,88

51,

268,

885

63,4

44S

ite 1

42

Sem

i Urb

anLo

wer

Mai

n S

ettle

men

tB

row

nIn

fill

0.1

0.1

41,

214,

860

1,21

4,86

012

1,48

6S

ite 1

5U

rban

infil

lLo

wer

Mai

n S

ettle

men

tB

row

nIn

fill

0.17

0.17

61,

399,

492

1,39

9,49

223

7,91

4S

ite 1

6Te

rrace

sLo

wer

Mai

n S

ettle

men

tB

row

nIn

fill

0.3

0.3

91,

291,

364

1,29

1,36

438

7,40

9

Are

aR

esid

ual V

alue


35

5.12 In the following table the Residual Value is compared with the Viability Threshold (using the same methodology as in the earlier studies and updates). The results are directly comparable with the results set out in Table 6.2d of the CIL Pre-hearing Viability Update (December 2015).

Table 5.6 Residual Value compared to Viability Thresholds, Full Policy Requirements – SMALL SITES


Viability Threshold

Residual Value

Site 1 Single Rural Higher Rural 50,000 410,000 2,125,744

Site 2 Three Rural Higher Rural 50,000 410,000 2,107,189

Site 3 Five Rural Higher Rural 50,000 410,000 1,945,896

Site 4 Seven Rural Higher Rural 50,000 410,000 2,343,812

Site 5 Single Rural Lower Rural 50,000 410,000 1,365,858

Site 6 Three Rural Lower Rural 50,000 410,000 1,420,406

Site 7 Five Rural Lower Rural 50,000 410,000 1,508,830

Site 8 Seven Rural Lower Rural 50,000 410,000 1,683,024

Site 9 Pair Urban Higher Main Settlement 750,000 900,000 2,729,411

Site 10 2 Semi Urban Higher Main Settlement 750,000 900,000 2,879,469

Site 11 Urban infill Higher Main Settlement 750,000 900,000 2,778,707

Site 12 Terraces Higher Main Settlement 750,000 900,000 2,562,991

Site 13 Pair Urban Lower Main Settlement 750,000 900,000 1,268,885

Site 14 2 Semi Urban Lower Main Settlement 750,000 900,000 1,214,860

Site 15 Urban infill Lower Main Settlement 750,000 900,000 1,399,492

Site 16 Terraces Lower Main Settlement 750,000 900,000 1,291,364 Source: HDH October 2016

5.13 As in the earlier analysis, all the sites are shown as viable, the Council can continue to have confidence that these types of site will come forward and will be able to bear the proposed rates of CIL.

Strategic Sites - Full VoWH Policy Requirements (including CIL)

5.14 The strategic sites have been re-assessed based on the information set out in Table 3.3 above and summarised below:


36

Table 5.7 Updated Strategic Infrastructure and Mitigation Costs

North of Abingdon £12,736,664 East of Sutton Courtenay £492,459

North-West of Abingdon £3,387,600 West of Harwell £2,366,424

South of East Hanney Deleted Milton Heights £793,792

Kingston Bagpuize with Southmoor

£3,738,840 East of Coxwell Road Faringdon £3,988,822

North-West of Radley £1,859,760 Land South of Park Road £3,758,615

South of Kennington £1,424,909 South-West of Faringdon £810,504

Monks Farm £10,951,663 South of Faringdon £2,612,100

Crab Hill £32,901,000 North of Shrivenham £3,590,605

Valley Park £31,688,642 West of Stanford-in-the-Vale £422,240

North-West of Valley Park £11,450,400 Grove Airfield £44,152,650

East Harwell Campus Deleted Didcot Power Station £3,330,281

North-West of Harwell Campus Deleted Source: VoWHDC (30th November 2016)

5.15 The following table shows the Residual Value for each of the Strategic Sites and are directly comparable with the results set out in Table 6.1a of the CIL Pre-hearing Viability Update (December 2015). The appraisals include the CIL at the appropriate rate for the area in which the site is situated:


37

Table 5.8 Residual Value, Full Policy Requirements – STRATEGIC SITES

Source: HDH November 2016

Uni

ts

Gro

ss

haN

et h

aG

ross

ha

Net

ha

£ si

te

Site

1N

orth

of A

bing

don

Abi

ngdo

nG

reen

Agr

icul

tura

l53

.82

22.8

680

060

4,43

41,

423,

038

32,5

30,6

38S

ite 2

Nor

th-W

est o

f Abi

ngdo

nA

bing

don

Gre

enA

gric

ultu

ral

85.

7120

01,

187,

553

1,66

3,82

29,

500,

424

Site

3S

outh

of E

ast H

anne

yE

ast H

anne

yG

reen

Agr

icul

tura

lS

ite 4

Kin

gsto

n B

agpu

ize

with

Sou

thm

oEas

t of K

ings

ton

Bag

puiz

e w

ith G

reen

Agr

icul

tura

l11

.83

828

01,

297,

172

1,91

8,19

415

,345

,551

Site

5N

orth

-Wes

t of R

adle

y R

adle

yG

reen

Agr

icul

tura

l12

.15

6.86

240

1,20

9,08

42,

141,

454

14,6

90,3

74S

ite 6

Sou

th o

f Ken

ning

ton

Rad

ley

Gre

enA

gric

ultu

ral

11.7

97.

7127

01,

421,

817

2,17

4,21

816

,763

,220

Site

7M

onks

Far

mG

rove

Gre

enA

gric

ultu

ral

56.7

121

.43

885

380,

604

1,00

7,18

821

,584

,036

Site

8C

rab

Hill

Wan

tage

Gre

enA

gric

ultu

ral

98.7

142

.86

1500

66,5

8515

3,35

06,

572,

586

Site

9V

alle

y P

ark

Har

wel

l and

Milt

on P

aris

hes

ea

G

reen

Agr

icul

tura

l18

0.7

72.8

642

5476

4,10

01,

895,

357

138,

095,

721

Site

10

Nor

th-W

est o

f Val

ley

Par

kH

arw

ell a

nd M

ilton

Par

ishe

s ea

Gre

enA

gric

ultu

ral

38.5

822

.86

800

853,

607

1,44

0,60

332

,932

,177

Site

11

Eas

t Har

wel

l Cam

pus

Har

wel

l Cam

pus

Gre

enA

gric

ultu

ral

Site

12

Nor

th-W

est o

f Har

wel

l Cam

pus

Har

wel

l Cam

pus

Gre

enA

gric

ultu

ral

Site

13

Eas

t of S

utto

n C

ourte

nay

Sut

ton

Cou

rtena

yG

reen

Agr

icul

tura

l8.

836.

2922

01,

639,

442

2,30

1,47

414

,476

,273

Site

14

Wes

t of H

arw

ell

Har

wel

lG

reen

Agr

icul

tura

l8.

585.

7120

71,

165,

532

1,75

1,36

010

,000

,264

Site

15

Milt

on H

eigh

tsM

ilton

Par

ish

wes

t of t

he A

34G

reen

Agr

icul

tura

l16

11.4

340

01,

239,

952

1,73

5,71

619

,839

,234

Site

16

Eas

t of C

oxw

ell R

oad

Farin

gdon

Farin

gdon

Gre

enA

gric

ultu

ral

85.

7120

058

0,18

781

2,87

14,

641,

496

Site

17

Land

Sou

th o

f Par

k R

oad

Farin

gdon

Gre

enA

gric

ultu

ral

27.8

510

350

370,

196

1,03

0,99

610

,309

,960

Site

18

Sou

th-W

est o

f Far

ingd

onFa

ringd

onG

reen

Agr

icul

tura

l10

.47

5.71

200

716,

944

1,31

4,60

67,

506,

399

Site

19

Sou

th o

f Far

ingd

onG

reat

Cox

wel

l Par

ish

Gre

enA

gric

ultu

ral

18.3

55.

7120

029

8,79

196

0,21

35,

482,

817

Site

20

Nor

th o

f Shr

ivenh

amS

hrive

nham

Gre

enA

gric

ultu

ral

31.4

714

.29

500

270,

761

596,

280

8,52

0,83

5S

ite 2

1W

est o

f Sta

nfor

d-in

-the-

Val

eS

tanf

ord-

in-th

e-V

ale

Gre

enA

gric

ultu

ral

11.6

25.

7120

072

2,29

01,

469,

880

8,39

3,01

3S

ite 2

2G

rove

Airf

ield

Gro

veG

reen

Agr

icul

tura

l11

971

.42

2500

111,

961

186,

550

13,3

23,4

18S

ite 2

3D

idco

t Pow

er S

tatio

nD

idco

tG

reen

Agr

icul

tura

l5.

73.

4812

038

1,27

662

4,50

32,

173,

272

Are

aR

esid

ual V

alue


38

5.16 In the following table the Residual Value is compared with the Viability Threshold (using the same methodology as in the earlier studies and updates). The results are directly comparable with the results set out in Table 6.2a of the CIL Pre-hearing Viability Update (December 2015).

Table 5.9 Residual Value compared to Viability Thresholds, Full Policy Requirements – STRATEGIC SITES


Viability Threshold

Residual Value

1 North of Abingdon Abingdon 20,000 374,000 604,434

2 North-West of Abingdon Abingdon 20,000 374,000 1,187,553

3 South of East Hanney East Hanney Deleted



20,000 374,000 1,297,172

5 North-West of Radley Radley 20,000 374,000 1,209,084

6 South of Kennington Radley 20,000 374,000 1,421,817

7 Monks Farm Grove 20,000 374,000 380,604

8 Crab Hill Wantage 20,000 374,000 66,585

9 Valley Park Harwell and Milton Parishes east of the A34

20,000 374,000 764,100

10 North-West of Valley Park Harwell and Milton Parishes east of the A34

20,000 374,000 853,607

11 East Harwell Campus Harwell Campus Deleted


Harwell Campus Deleted

13 East of Sutton Courtenay Sutton Courtenay 20,000 374,000 1,639,442

14 West of Harwell Harwell 20,000 374,000 1,165,532

15 Milton Heights Milton Parish west of the A34

20,000 374,000 1,239,952

16 East of Coxwell Road Faringdon

Faringdon 20,000 374,000 580,187

17 Land South of Park Road Faringdon 20,000 374,000 370,196

18 South-West of Faringdon Faringdon 20,000 374,000 716,944

19 South of Faringdon Great Coxwell Parish 20,000 374,000 298,791

20 North of Shrivenham Shrivenham 20,000 374,000 270,761


Stanford-in-the-Vale 20,000 374,000 722,290

Grove Airfield Grove 20,000 374,000 111,961

Didcot Power Station Didcot 20,000 374,000 381,276 Source: HDH November 2016

5.17 The increase in construction costs has led to a small fall in the Residual Values, however, as in the earlier analysis, most of the sites are shown as viable and are able to bear CIL. In spite


39

of the increase in construction costs over the last year, the Council can continue to have confidence that these types of site will come forward and will be able to bear the proposed rates of CIL. There are several exceptions (as they are not viable under this test):

5.18 Crab Hill, South of Park Road, South of Faringdon, North of Shrivenham and Grove Airfield. The Residual Value is below the Viability Thresholds on these five sites. A zero rate of CIL is therefore recommended.

5.19 Monks Farm, East of Coxwell Road and Didcot Power Station. Whilst the Residual Value is above the Viability Thresholds on these three sites the margin (or buffer) between the Residual Value and Viability Thresholds is modest. Setting CIL on these sites would be at the margins of viability, therefore a zero rate is also recommended on these sites.

5.20 To further inform the CIL rate setting process, we have calculated CIL as a proportion of the Residual Value and the Gross Development Value.

5.21 CIL as the proportion of the Residual Value, in approximate terms, represents the percentage fall in land value that a landowner may receive. It is inevitable that CIL will depress land prices. This is recognised in the RICS Guidance and was considered at the Greater Norwich CIL examination3. In Greater Norwich it was suggested that landowners may accept a 25% fall in land prices following the introduction of CIL saying:

22. Thirdly the work done by the Councils to demonstrate what funds are likely to be available for CIL (Appendix 1 of the Note following Day 1) relies on the full 25% of the benchmark land value being available for the CIL “pot”. While this may sometimes be the case it is unlikely that it will always apply. Even if some landowners may be prepared to accept less than 75% of the benchmark value, the 25% figure should be treated as a maximum and not an average. Using 25% to try to establish what the theoretical maximum amount in a CIL “pot” may be is reasonable, but when thinking about setting a CIL charge in the real world it would be prudent to treat it as a maximum that will only apply on some occasions in some circumstances.

5.22 It is important to note that a wide-ranging debate took place at that Greater Norwich CIL Examination and on the specific local circumstances. It would however be prudent to set CIL at a rate that does not result in a fall in land prices of greater than 25% or so. The following tables show CIL, at a range of rates, as a percentage of the Residual Value.

3 Greater Norwich Development Partnership – for Broadland District Council, Norwich City Council and South Norfolk Council. by Keith Holland BA (Hons) Dip TP, MRTPI ARICS Date: 4 December 2012


40

Table 5.10 CIL as % of Residual Value, Full Policy Requirements – SHLAA RURAL SITES

CIL RV

1 - Small Higher Rural 323,190 2,794,686 11.56%

2 - Medium Higher Rural 597,158 4,989,896 11.97%

3 - Medium Flood Higher Rural 1,179,100 9,177,317 12.85%

4 - Larger Higher Rural 1,379,072 10,576,837 13.04%

5 - Large Higher Rural 2,343,314 18,245,687 12.84%

6 - Medium Density Higher Rural 581,846 4,625,203 12.58%

7 - Medium Sensitive Higher Rural 538,989 4,217,150 12.78%

8 - Part Brownfield Higher Rural 597,158 3,552,030 16.81%

1 - Small Lower Rural 228,926 1,715,998 13.34%

2 - Medium Lower Rural 422,987 3,086,863 13.70%

3 - Medium Flood Lower Rural 835,196 5,414,662 15.42%

4 - Larger Lower Rural 976,843 6,229,860 15.68%

5 - Large Lower Rural 1,659,847 10,755,269 15.43%

6 - Medium Density Lower Rural 412,141 2,739,348 15.05%

7 - Medium Sensitive Lower Rural 381,784 2,468,662 15.47%

8 - Part Brownfield Lower Rural 422,987 1,632,563 25.91% Source: HDH November 2016


41

Table 5.11 CIL as % of Residual Value, Full Policy Requirements – SHLAA SETTLEMENT

CIL RV

1 - Small Higher Main Settlement 323,190 2,971,708 10.88%

2 - Medium Higher Main Settlement 597,158 5,302,975 11.26%

3 - Medium Flood Higher Main Settlement 1,179,100 9,796,058 12.04%

4 - Larger Higher Main Settlement 1,379,072 11,292,482 12.21%

5 - Large Higher Main Settlement 2,343,314 19,476,549 12.03%

6 - Medium Density Higher Main Settlement 581,846 4,935,018 11.79%

7 - Medium Sensitive Higher Main Settlement 538,989 4,504,240 11.97%

8 - Part Brownfield Higher Main Settlement 597,158 3,867,504 15.44%

1 - Small Lower Main Settlement 205,088 1,406,039 14.59%

2 - Medium Lower Main Settlement 422,987 2,930,323 14.43%

3 - Medium Flood Lower Main Settlement 835,196 5,105,292 16.36%

4 - Larger Lower Main Settlement 976,843 5,872,037 16.64%

5 - Large Lower Main Settlement 1,659,847 10,139,839 16.37%

6 - Medium Density Lower Main Settlement 412,141 2,584,440 15.95%

7 - Medium Sensitive Lower Main Settlement 381,784 2,325,118 16.42%

8 - Part Brownfield Lower Main Settlement 422,987 1,474,762 28.68% Source: HDH November 2016


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Table 5.12 CIL as % of Residual Value, Full Policy Requirements – SMALL SITES - NO AFFORDABLE HOUSING

CIL RV

Single Rural Higher Rural 35,100 106,287 33.02%

Three Rural Higher Rural 66,300 210,719 31.46%

Five Rural Higher Rural 120,250 389,179 30.90%

Seven Rural Higher Rural 168,350 585,953 28.73%

Single Rural Lower Rural 27,000 68,293 39.54%

Three Rural Lower Rural 51,000 142,041 35.91%

Five Rural Lower Rural 92,500 301,766 30.65%

Seven Rural Lower Rural 129,500 420,756 30.78%

Pair Urban Higher Main Settlement 49,400 136,471 36.20%

2 Semi Urban Higher Main Settlement 98,800 287,947 34.31%

Urban infill Higher Main Settlement 144,300 472,380 30.55%

Terraces Higher Main Settlement 243,360 768,897 31.65%

Pair Urban Lower Main Settlement 44,400 63,444 69.98%

2 Semi Urban Lower Main Settlement 76,000 121,486 62.56%

Urban infill Lower Main Settlement 111,000 237,914 46.66%

Terraces Lower Main Settlement 187,200 387,409 48.32% Source: HDH November 2016


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Table 5.13 CIL as % of Residual Value, Full Policy Requirements – Strategic Sites

CIL RV

North of Abingdon* Abingdon 6,096,000 32,530,638 18.74%

North-West of Abingdon

Abingdon 1,524,600 9,500,424 16.05%

South of East Hanney East Hanney



2,132,718 15,345,551 13.90%

North-West of Radley Radley 1,839,000 14,690,374 12.52%

South of Kennington Radley 2,060,530 16,763,220 12.29%

Monks Farm* Grove 4,779,269 21,584,036 22.14%

Crab Hill* Wantage 8,098,993 6,572,586 123.22%

Valley Park Harwell and Milton Parishes east of the A34

32,421,573 138,095,721 23.48%

North-West of Valley Park

Harwell and Milton Parishes east of the A34

6,096,000 32,932,177 18.51%

East Harwell Campus Harwell Campus

North-West of Harwell Campus

Harwell Campus

East of Sutton Courtenay

Sutton Courtenay 1,674,600 14,476,273 11.57%

West of Harwell Harwell 1,573,936 10,000,264 15.74%

Milton Heights Milton Parish west of the A34 3,041,699 19,839,234 15.33%

East of Coxwell Road Faringdon*

Faringdon 1,079,925 4,641,496 23.27%

Land South of Park Road*

Faringdon 1,892,615 10,309,960 18.36%

South-West of Faringdon*

Faringdon 1,079,925 7,506,399 14.39%

South of Faringdon* Great Coxwell Parish 1,524,600 5,482,817 27.81%

North of Shrivenham* Shrivenham 3,817,200 8,520,835 44.80%

West of Stanford-in-the-Vale

Stanford-in-the-Vale 1,524,600 8,393,013 18.17%

Grove Airfield* Grove 13,499,700 13,323,418 101.32%

Didcot Power Station*

Didcot 651,100 2,173,272 29.96%

Source: HDH November 2016 * recommended for zero rate

5.23 When subject to this test:

a. The CIL on the SHLAA Rural and SHLAA the CIL would be less than 15% or so of the Residual Value on most sites. The only exception are the sites modelled on the Part Brownfield Sites (Typology 8) in the Lower Rural Area and the Lower Main Settlement


44

Area there the Residual Value is marginally higher. Bearing in mind that this typology represents a small proportion of future development, the proposed rates are considered appropriate.

b. On the small sites CIL is notably more than the 25% rule of thumb. The proposed rates are therefore considered to be too high. This is explored further at the end of this chapter.

c. The strategic sites that are not recommended for a zero rate of CIL in most cases the CIL would be around 15% or so of Residual Value. Some are a little higher than this, although all are less than 25%. The proposed rates are therefore considered appropriate.

5.24 Plan-wide viability testing is not an exact science. The process is based on high level modelling and assumptions and development costs and assumptions. The process adopted by many developers is similar, hence the use of contingency sums, the competitive return assumptions and the generally cautious approach. In the following tables we have set out CIL, as a proportion of the Gross Development Value. Generally, we would advise that CIL should be less than 5% or so of GDV.

Table 5.14 CIL as % of GDV, Full Policy Requirements – SHLAA RURAL

CIL GDV

1 - Small Higher Rural 323,190 12,602,213 2.56%

2 - Medium Higher Rural 597,158 23,307,433 2.56%

3 - Medium Flood Higher Rural 1,179,100 46,032,068 2.56%

4 - Larger Higher Rural 1,379,072 53,835,031 2.56%

5 - Large Higher Rural 2,343,314 91,521,001 2.56%

6 - Medium Density Higher Rural 581,846 22,709,807 2.56%

7 - Medium Sensitive Higher Rural 538,989 21,044,398 2.56%

8 - Part Brownfield Higher Rural 597,158 23,307,433 2.56%

1 - Small Lower Rural 228,926 10,703,369 2.14%

2 - Medium Lower Rural 422,987 19,793,063 2.14%

3 - Medium Flood Lower Rural 835,196 39,089,959 2.14%

4 - Larger Lower Rural 976,843 45,716,598 2.14%

5 - Large Lower Rural 1,659,847 77,714,423 2.14%

6 - Medium Density Lower Rural 412,141 19,285,549 2.14%

7 - Medium Sensitive Lower Rural 381,784 17,870,432 2.14%

8 - Part Brownfield Lower Rural 422,987 19,793,063 2.14% Source: HDH November 2016


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Table 5.15 CIL as % of GDV, Full Policy Requirements – SHLAA SETTLEMENT

CIL GDV

1 - Small Higher Main Settlement 323,190 12,888,696 2.51%

2 - Medium Higher Main Settlement 597,158 23,836,950 2.51%

3 - Medium Flood Higher Main Settlement 1,179,100 47,077,700 2.50%

4 - Larger Higher Main Settlement 1,379,072 55,057,967 2.50%

5 - Large Higher Main Settlement 2,343,314 93,599,374 2.50%

6 - Medium Density Higher Main Settlement 581,846 23,225,746 2.51%

7 - Medium Sensitive Higher Main Settlement 538,989 21,522,394 2.50%

8 - Part Brownfield Higher Main Settlement 597,158 23,836,950 2.51%

1 - Small Lower Main Settlement 205,088 9,620,620 2.13%

2 - Medium Lower Main Settlement 422,987 19,528,305 2.17%

3 - Medium Flood Lower Main Settlement 835,196 38,567,143 2.17%

4 - Larger Lower Main Settlement 976,843 45,105,130 2.17%

5 - Large Lower Main Settlement 1,659,847 76,675,236 2.16%

6 - Medium Density Lower Main Settlement 412,141 19,027,579 2.17%

7 - Medium Sensitive Lower Main Settlement 381,784 17,631,434 2.17%

8 - Part Brownfield Lower Main Settlement 422,987 19,528,305 2.17% Source: HDH November 2016


46

Table 5.16 CIL as % of GDV, Full Policy Requirements – SMALL SITES - NO AFFORDABLE HOUSING

CIL GDV

Single Rural Higher Rural 35,100 526,500 6.67%

Three Rural Higher Rural 66,300 994,500 6.67%

Five Rural Higher Rural 120,250 1,803,750 6.67%

Seven Rural Higher Rural 168,350 2,525,250 6.67%

Single Rural Lower Rural 27,000 459,000 5.88%

Three Rural Lower Rural 51,000 867,000 5.88%

Five Rural Lower Rural 92,500 1,572,500 5.88%

Seven Rural Lower Rural 129,500 2,201,500 5.88%

Pair Urban Higher Main Settlement 49,400 760,000 6.50%

2 Semi Urban Higher Main Settlement 98,800 1,520,000 6.50%

Urban infill Higher Main Settlement 144,300 2,220,000 6.50%

Terraces Higher Main Settlement 243,360 3,744,000 6.50%

Pair Urban Lower Main Settlement 44,400 721,500 6.15%

2 Semi Urban Lower Main Settlement 76,000 1,235,000 6.15%

Urban infill Lower Main Settlement 111,000 1,803,750 6.15%

Terraces Lower Main Settlement 187,200 3,042,000 6.15% Source: HDH November 2016


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Table 5.17 CIL as % of GDV, Full Policy Requirements – Strategic Sites

CIL GDV

North of Abingdon Abingdon 6,096,000 229,842,203 2.65%

North-West of Abingdon

Abingdon 1,524,600 57,444,455 2.65%

South of East Hanney East Hanney



2,132,718 83,309,599 2.56%

North-West of Radley Radley 1,839,000 71,702,636 2.56%

South of Kennington Radley 2,060,530 80,320,924 2.57%

Monks Farm* Grove 4,779,269 220,640,510 2.17%

Crab Hill* Wantage 8,098,993 339,647,059 2.38%

Valley Park Harwell and Milton Parishes east of the A34

32,421,573 1,208,199,404 2.68%

North-West of Valley Park

Harwell and Milton Parishes east of the A34

6,096,000 227,139,373 2.68%

East Harwell Campus Harwell Campus

North-West of Harwell Campus

Harwell Campus

East of Sutton Courtenay

Sutton Courtenay 1,674,600 65,369,861 2.56%

West of Harwell Harwell 1,573,936 57,917,704 2.72%

Milton Heights Milton Parish west of the A34 3,041,699 110,718,105 2.75%

East of Coxwell Road Faringdon*

Faringdon 1,079,925 49,832,557 2.17%

Land South of Park Road *

Faringdon 1,892,615 87,342,804 2.17%

South-West of Faringdon*

Faringdon 1,079,925 49,832,557 2.17%

South of Faringdon* Great Coxwell Parish 1,524,600 49,832,557 3.06%

North of Shrivenham* Shrivenham 3,817,200 113,379,674 3.37%

West of Stanford-in-the-Vale

Stanford-in-the-Vale 1,524,600 51,361,807 2.97%

Grove Airfield* Grove 13,499,700 566,160,586 2.38%

Didcot Power Station* Didcot 651,100 30,149,538 2.16% Source: HDH November 2016 * recommended for zero rate

5.25 This analysis shows that CIL, at the rates recommended above, would be less than 5% of the Gross Development Value except in the case of the Small Sites. On this basis, the Council can have further confidence that development would not be put at risk, except on the small sites which are considered further below.


48

Further Consideration of Small Sites

5.26 The above analysis indicates that whilst the Residual Value exceeds the Viability Threshold by a significant margin, for the small sites CIL would for a significantly higher proportion of the Residual Value and GDV that is often considered acceptable.

5.27 In this section the appraisals have been rerun for the small sites at the rates of £120/m2 and £85/m2 that are put forward for larger sites:

Table 5.18 Residual Value compared to Viability Thresholds, Full Policy Requirements, No Affordable Housing, CIL at £120/m2 and £85/m2– Small Sites


Viability Threshold

Residual Value

Site 1 Single Rural Higher Rural 50,000 410,000 2,523,927

Site 2 Three Rural Higher Rural 50,000 410,000 2,475,984

Site 3 Five Rural Higher Rural 50,000 410,000 2,270,921

Site 4 Seven Rural Higher Rural 50,000 410,000 2,707,841

Site 5 Single Rural Lower Rural 50,000 410,000 1,692,937

Site 6 Three Rural Lower Rural 50,000 410,000 1,724,883

Site 7 Five Rural Lower Rural 50,000 410,000 1,614,529

Site 8 Seven Rural Lower Rural 50,000 410,000 1,982,048

Site 9 Pair Urban Higher Main Settlement 750,000 900,000 3,284,217

Site 10 2 Semi Urban Higher Main Settlement 750,000 900,000 3,413,565

Site 11 Urban infill Higher Main Settlement 750,000 900,000 3,237,566

Site 12 Terraces Higher Main Settlement 750,000 900,000 3,001,512

Site 13 Pair Urban Lower Main Settlement 750,000 900,000 1,806,748

Site 14 2 Semi Urban Lower Main Settlement 750,000 900,000 1,671,808

Site 15 Urban infill Lower Main Settlement 750,000 900,000 1,778,414

Site 16 Terraces Lower Main Settlement 750,000 900,000 1,651,577 Source: HDH November 2016


49

Table 5.19 CIL as % of Residual Value, Full Policy Requirements – SMALL SITES - NO AFFORDABLE HOUSING CIL at £120/m2 and £85/m2

CIL RV

Single Rural Higher Rural £16,200 £126,196 12.84%

Three Rural Higher Rural £30,600 £247,598 12.36%

Five Rural Higher Rural £55,500 £454,184 12.22%

Seven Rural Higher Rural £77,700 £676,960 11.48%

Single Rural Lower Rural £11,475 £84,647 13.56%

Three Rural Lower Rural £21,675 £172,488 12.57%

Five Rural Lower Rural £39,313 £322,906 12.17%

Seven Rural Lower Rural £55,038 £495,512 11.11%

Pair Urban Higher Main Settlement £22,800 £164,211 13.88%

2 Semi Urban Higher Main Settlement £45,600 £341,356 13.36%

Urban infill Higher Main Settlement £66,600 £550,386 12.10%

Terraces Higher Main Settlement £112,320 £900,454 12.47%

Pair Urban Lower Main Settlement £18,870 £90,337 20.89%

2 Semi Urban Lower Main Settlement £32,300 £167,181 19.32%

Urban infill Lower Main Settlement £47,175 £302,330 15.60%

Terraces Lower Main Settlement £79,560 £495,473 16.06% Source: HDH November 2016


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Table 5.20 CIL as % of GDV, Full Policy Requirements – SMALL SITES - NO AFFORDABLE HOUSING, CIL at £120/m2 and £85/m2

CIL GDV

Single Rural Higher Rural £16,200 £526,500 3.08%

Three Rural Higher Rural £30,600 £994,500 3.08%

Five Rural Higher Rural £55,500 £1,803,750 3.08%

Seven Rural Higher Rural £77,700 £2,525,250 3.08%

Single Rural Lower Rural £11,475 £459,000 2.50%

Three Rural Lower Rural £21,675 £867,000 2.50%

Five Rural Lower Rural £39,313 £1,572,500 2.50%

Seven Rural Lower Rural £55,038 £2,201,500 2.50%

Pair Urban Higher Main Settlement £22,800 £760,000 3.00%

2 Semi Urban Higher Main Settlement £45,600 £1,520,000 3.00%

Urban infill Higher Main Settlement £66,600 £2,220,000 3.00%

Terraces Higher Main Settlement £112,320 £3,744,000 3.00%

Pair Urban Lower Main Settlement £18,870 £721,500 2.62%

2 Semi Urban Lower Main Settlement £32,300 £1,235,000 2.62%

Urban infill Lower Main Settlement £47,175 £1,803,750 2.62%

Terraces Lower Main Settlement £79,560 £3,042,000 2.62% Source: HDH November 2016

5.28 On this basis (i.e. with the lower rates of CIL) the residual value is notably higher, compared to the comparable analysis set out in Table 5.6 above. This would indicate scope to bear a greater level of CIL. However, when the CIL is considered as a proportion of the Residual Value, at generally less than 3% or so, and as a proportion of GDV being generally on the 10% to 16% range it CIL at these levels would be consistent with general approach taken.


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6. Conclusions and Recommendations 6.1 This report updates the Vale of White Horse Council’s viability evidence for CIL. Its principal

purpose is to consider the viability of the Local Plan strategic sites taking account of the updated information with regard to s106 strategic infrastructure and mitigation costs that now apply to the allocations. This follows the Local Plan Inspector’s report and its consideration by the Council. The report also updates the residential appraisals from the CIL Pre-hearing Viability Update (December 2015). The report should also be read as an update to the Local Plan Viability Assessment.

6.2 Three groups of sites have been tested:

SHLAA Sites

6.3 As in the earlier analysis, all the sites are shown as viable, and despite the increase in construction costs over the last year, the Council can continue to have confidence that these types of site will come forward and will be able to bear the proposed rates of CIL.

Small Sites

6.4 As in the earlier analysis, all small sites are shown as viable, and the Council can continue to have confidence that these types of site will come forward. However, when the amount of CIL is considered as a proportion of the Residual Value and as a proportion of the GDV, it is recommended that the rate for small sites is brought in line with the rate for the larger sites.

Strategic Sites

6.5 The increase in construction costs has led to a fall in the Residual Values, however, as in the earlier analysis, this report shows that most of the sites remain viable, and in spite of the increase in construction costs over the last year, the Council can continue to have confidence that these types of site will come forward and will be able to bear the rates of CIL proposed.

6.6 There are however some exceptions to this. The following sites are recommended for inclusion within the zone that has a zero rate of CIL.

Crab Hill South of Park Road South of Farringdon

North of Shrivenham Grove Airfield Monks Farm

East of Coxwell Road Didcot Power Station.


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53

Appendix 1 – Land Registry and EPC Data Date Price Type saon paon street locality town postcode m2 £/m2 02/10/2015 £484,950 D

11 ANDERSON PLACE EAST HANNEY WANTAGE OX12 0FG 149 £3,255

02/10/2015 £685,000 D

9 ELDERBERRY CLOSE WEST HANNEY WANTAGE OX12 0FJ 191 £3,586 02/10/2015 £380,000 D

36 CURTIS CLOSE WATCHFIELD SWINDON SN6 8RP 123 £3,089

02/10/2015 £360,000 D

48 CHARLESBY DRIVE WATCHFIELD SWINDON SN6 8RT 123 £2,927 02/10/2015 £172,000 F 9 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 38 £4,526 02/10/2015 £225,000 F FLAT 2D 2 FULLWELL CLOSE ABINGDON OX14 1JX 54 £4,167 02/10/2015 £290,000 S

28 RAVEN ROAD DIDCOT OX11 6DT 118 £2,458

02/10/2015 £310,000 S

5 HARDING WAY MARCHAM ABINGDON OX13 6FJ 83 £3,735 06/10/2015 £495,000 D

19 NALDER GREEN EAST CHALLOW WANTAGE OX12 9WE 132 £3,750

06/10/2015 £180,000 F 10 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 72 £2,500 06/10/2015 £175,000 F 2 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 59 £2,966 07/10/2015 £425,000 D

22 PORTWAY CLOSE EAST HENDRED WANTAGE OX12 8FQ 132 £3,220

07/10/2015 £149,999 F 5 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 59 £2,542 07/10/2015 £185,000 F 6 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 61 £3,033 07/10/2015 £330,000 F FLAT 12 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 72 £4,583 08/10/2015 £390,000 D

29 RAVEN ROAD DIDCOT OX11 6DT 126 £3,095

08/10/2015 £700,000 D

4 PETYPHER GARDENS KINGSTON BAGPUIZE ABINGDON OX13 5FR 237 £2,954 09/10/2015 £430,000 D

17 WELLINGTON WAY SOUTHMOOR ABINGDON OX13 5FG 144 £2,986

09/10/2015 £175,000 F 4 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 58 £3,017 09/10/2015 £177,000 F 7 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 59 £3,000 09/10/2015 £179,000 F 8 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 64 £2,797 09/10/2015 £315,000 T

25 CHAIN HILL WANTAGE OX12 8HS 87 £3,621

12/10/2015 £172,500 F 1 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 57 £3,026 13/10/2015 £175,000 F 3 LETCOMBE HOUSE MILLBROOK SQUARE GROVE WANTAGE OX12 7FA 61 £2,869 14/10/2015 £285,000 S

25 SPRING FIELD WAY SUTTON COURTENAY ABINGDON OX14 4FQ 78 £3,654

14/10/2015 £494,995 T

4 TURNER DRIVE OXFORD OX2 9GY 129 £3,837 15/10/2015 £285,000 S


16/10/2015 £369,950 D

10 ANDERSON PLACE EAST HANNEY WANTAGE OX12 0FG 109 £3,394 16/10/2015 £467,500 D


16/10/2015 £409,950 D

9 ABBOTS GRANGE MARCHAM ABINGDON OX13 6PF 111 £3,693 16/10/2015 £425,000 D

2A OXFORD SQUARE WATCHFIELD SWINDON SN6 8TB

16/10/2015 £290,000 S

18 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 108 £2,685 16/10/2015 £300,000 T

32 LIME KILN

WANTAGE OX12 9GE 82 £3,659

19/10/2015 £350,000 D

27 SPRING FIELD WAY SUTTON COURTENAY ABINGDON OX14 4FQ 107 £3,271 19/10/2015 £750,000 D

14 WIXES PIECE ASHBURY SWINDON SN6 8DB 225 £3,333

20/10/2015 £375,000 D

24 SPRING FIELD WAY SUTTON COURTENAY ABINGDON OX14 4FQ 127 £2,953 20/10/2015 £370,000 F FLAT 2 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 79 £4,684 22/10/2015 £549,950 D

2 HUMPHRIES GREEN WANTAGE OX12 8FU 164 £3,353

22/10/2015 £233,000 F FLAT 23 FLEUR DE LIS, 12 WOOTTON ROAD ABINGDON OX14 1JA 44 £5,295 22/10/2015 £249,999 F FLAT 9 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 74 £3,378 23/10/2015 £300,000 D

5 MISTLETOE MEWS HARWELL DIDCOT OX11 6DB 85 £3,529

23/10/2015 £430,000 D

49 STORKSBILL LANE SOUTHMOOR ABINGDON OX13 5FQ 127 £3,386


54

23/10/2015 £222,500 F FLAT 2A 2 FULLWELL CLOSE ABINGDON OX14 1JX 50 £4,450 23/10/2015 £375,000 F FLAT 6 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 77 £4,870 23/10/2015 £292,000 S


23/10/2015 £255,000 T

11 MISTLETOE MEWS HARWELL DIDCOT OX11 6DB 63 £4,048 23/10/2015 £255,000 T


23/10/2015 £277,000 T

58 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 87 £3,184 28/10/2015 £145,000 F FLAT 2 3 NEWBURY STREET WANTAGE OX12 8BU 44 £3,295 28/10/2015 £225,000 F

8 STICKLEY COURT FARINGDON SN7 7FU 76 £2,961

29/10/2015 £529,995 D

10 RUSKIN CLOSE OXFORD OX2 9FU 123 £4,309 30/10/2015 £399,950 D


30/10/2015 £249,995 D

51 WHITTINGTON CRESCENT WANTAGE OX12 9GB 64 £3,906 30/10/2015 £420,000 D

53 WHITTINGTON CRESCENT WANTAGE OX12 9GB 123 £3,415

30/10/2015 £450,000 D

9 NALDER GREEN EAST CHALLOW WANTAGE OX12 9WE 132 £3,409 30/10/2015 £408,950 D

11 ABBOTS GRANGE MARCHAM ABINGDON OX13 6PF 111 £3,684

30/10/2015 £415,950 D

44 ASQUITH PARK SUTTON COURTENAY ABINGDON OX14 4FL 116 £3,586 30/10/2015 £700,000 D

20 WIXES PIECE ASHBURY SWINDON SN6 8DB 225 £3,111

30/10/2015 £220,000 F APARTMENT 3 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 49 £4,490 30/10/2015 £275,000 F APARTMENT 5 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 59 £4,661 30/10/2015 £375,000 F FLAT 1 32 ARNOLDS WAY OXFORD OX2 9JB 87 £4,310 30/10/2015 £225,000 F


30/10/2015 £304,995 S

45 WHITTINGTON CRESCENT WANTAGE OX12 9GB 106 £2,877 30/10/2015 £309,000 T

10 DARK LANE SUNNINGWELL ABINGDON OX13 6RE 87 £3,552

30/10/2015 £260,000 T

60 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 87 £2,989 30/10/2015 £267,500 T

62 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 87 £3,075

02/11/2015 £303,000 F APARTMENT 6 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 69 £4,391 05/11/2015 £300,000 F APARTMENT 2 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 69 £4,348 05/11/2015 £325,000 F APARTMENT 4 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 74 £4,392 06/11/2015 £285,000 D


06/11/2015 £325,000 F FLAT 11 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 68 £4,779 06/11/2015 £337,500 S


11/11/2015 £319,995 D

41 WHITTINGTON CRESCENT WANTAGE OX12 9GB 91 £3,516 11/11/2015 £439,995 D


11/11/2015 £222,000 F 14 HENRY LIDDON COURT MARCHAM ROAD ABINGDON OX14 1AF 52 £4,269 13/11/2015 £668,000 D

8 CHADELWORTH WAY KINGSTON BAGPUIZE ABINGDON OX13 5FT 261 £2,559

13/11/2015 £715,000 D

40 BARNETT ROAD STEVENTON ABINGDON OX13 6AJ 237 £3,017 13/11/2015 £409,950 D

15 ABBOTS GRANGE MARCHAM ABINGDON OX13 6PF 113 £3,628

16/11/2015 £335,000 D

9 HUMPHRIES GREEN WANTAGE OX12 8FU 85 £3,941 16/11/2015 £575,000 D


16/11/2015 £357,500 F FLAT 3 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 73 £4,897 16/11/2015 £350,000 F FLAT 7 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 72 £4,861 18/11/2015 £320,000 F SUITE 43, 32 RICHMOND LETCOMBE

REGIS SOUTH STREET LETCOMBE REGIS WANTAGE OX12 9RG

20/11/2015 £495,000 D

36 STORKSBILL LANE SOUTHMOOR ABINGDON OX13 5FQ 163 £3,037 20/11/2015 £599,950 D

31 ASQUITH PARK SUTTON COURTENAY ABINGDON OX14 4FL 177 £3,390

20/11/2015 £250,000 S

65 TALBOT CLOSE HARWELL DIDCOT OX11 0FB 79 £3,165 20/11/2015 £391,000 S

7 HARDING WAY MARCHAM ABINGDON OX13 6FJ 108 £3,620

20/11/2015 £255,000 T

67 TALBOT CLOSE HARWELL DIDCOT OX11 0FB 79 £3,228


55

24/11/2015 £330,000 D

2 KEN BELLRINGER WAY DIDCOT OX11 6BQ 85 £3,882 24/11/2015 £453,000 D


24/11/2015 £300,000 F APARTMENT 7 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 68 £4,412 26/11/2015 £406,995 D


26/11/2015 £360,000 F FLAT 5 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 72 £5,000 27/11/2015 £280,000 D

42 FELIX ROAD DIDCOT OX11 6BN 101 £2,772

27/11/2015 £555,950 D

8 DANDRIDGE CLOSE EAST HANNEY WANTAGE OX12 0FH 156 £3,564 27/11/2015 £455,000 D


27/11/2015 £670,000 D

2 CHADELWORTH WAY KINGSTON BAGPUIZE ABINGDON OX13 5FT 239 £2,803 27/11/2015 £716,000 D

23 BARNETT ROAD STEVENTON ABINGDON OX13 6AJ 239 £2,996

27/11/2015 £721,000 D

8 FULLER WAY STEVENTON ABINGDON OX13 6FH 239 £3,017 27/11/2015 £459,950 D

45 MILBANK WAY STEVENTON ABINGDON OX13 6FL 123 £3,739

27/11/2015 £348,950 D

27 BEAKER PLACE MILTON ABINGDON OX14 4FR 93 £3,752 27/11/2015 £281,000 S


27/11/2015 £280,000 S

29 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 87 £3,218 30/11/2015 £590,000 D

5 DANDRIDGE CLOSE EAST HANNEY WANTAGE OX12 0FH 185 £3,189

30/11/2015 £399,950 D

2 MOLEY GARDENS WANTAGE OX12 8FW 116 £3,448 04/12/2015 £280,000 D


04/12/2015 £290,000 D

4 MISTLETOE MEWS HARWELL DIDCOT OX11 6DB 79 £3,671 04/12/2015 £459,950 D


04/12/2015 £330,338 S

71 TALBOT CLOSE HARWELL DIDCOT OX11 0FB 118 £2,799 04/12/2015 £330,338 S


04/12/2015 £313,103 T

73 TALBOT CLOSE HARWELL DIDCOT OX11 0FB 118 £2,653 07/12/2015 £400,000 D


08/12/2015 £625,000 D

18 ANDERSON PLACE EAST HANNEY WANTAGE OX12 0FG 226 £2,765 09/12/2015 £450,000 D


09/12/2015 £662,000 D

7 CHADELWORTH WAY KINGSTON BAGPUIZE ABINGDON OX13 5FT 239 £2,770 09/12/2015 £291,950 F FLAT 2 SPIRES HOUSE ROWLES CLOSE KENNINGTON OXFORD OX1 5LX 57 £5,122 09/12/2015 £200,000 F


11/12/2015 £465,000 D



11/12/2015 £645,000 D



11/12/2015 £477,000 D



14/12/2015 £490,000 D

54 STORKSBILL LANE SOUTHMOOR ABINGDON OX13 5FQ 163 £3,006 14/12/2015 £165,000 F


14/12/2015 £300,000 S

81 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 112 £2,679 15/12/2015 £415,000 D


15/12/2015 £207,400 F



16/12/2015 £425,000 D


18 MILLAIS CLOSE OXFORD OX2 9GW 123 £4,429

16/12/2015 £499,950 D

11 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 160 £3,125 16/12/2015 £300,000 S

79 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 112 £2,679

17/12/2015 £690,000 D

7 ELDERBERRY CLOSE WEST HANNEY WANTAGE OX12 0FJ 185 £3,730 17/12/2015 £387,995 D



56

17/12/2015 £414,950 D


5 ANSON DRIVE WATCHFIELD SWINDON SN6 8DH 132 £3,295

17/12/2015 £201,500 F

65 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 65 £3,100 17/12/2015 £375,000 F FLAT 5 32 ARNOLDS WAY OXFORD OX2 9JB 98 £3,827 17/12/2015 £279,950 S


18/12/2015 £430,000 D

79 TALBOT CLOSE HARWELL DIDCOT OX11 0FB 141 £3,050 18/12/2015 £410,000 D


18/12/2015 £320,000 D

8 MISTLETOE MEWS HARWELL DIDCOT OX11 6DB 85 £3,765 18/12/2015 £289,500 D


18/12/2015 £300,000 D

4 FOXGLOVE WAY DIDCOT OX11 6EQ 86 £3,488 18/12/2015 £298,000 D

23 CORNFLOWER CLOSE DIDCOT OX11 6ES 112 £2,661

18/12/2015 £315,000 D

29 CORNFLOWER CLOSE DIDCOT OX11 6ES 129 £2,442 18/12/2015 £575,000 D


18/12/2015 £500,000 D



18/12/2015 £400,000 D

3 HUMPHRIES GREEN WANTAGE OX12 8FU 127 £3,150 18/12/2015 £500,000 D

21 CHADELWORTH WAY KINGSTON BAGPUIZE ABINGDON OX13 5FT 164 £3,049

18/12/2015 £535,000 D


2 FULLER WAY STEVENTON ABINGDON OX13 6FH 239 £2,992

18/12/2015 £720,000 D



18/12/2015 £469,950 D

2 ABBOTS GRANGE MARCHAM ABINGDON OX13 6PF 122 £3,852 18/12/2015 £525,000 D


18/12/2015 £489,950 D

25 BEAKER PLACE MILTON ABINGDON OX14 4FR 130 £3,769 18/12/2015 £553,600 D


18/12/2015 £574,995 D

2 TURNER DRIVE OXFORD OX2 9GY 123 £4,675 18/12/2015 £369,995 D


18/12/2015 £197,000 F

61 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 65 £3,031 18/12/2015 £212,000 F


18/12/2015 £205,000 F

2 FOXGLOVE WAY DIDCOT OX11 6EQ 64 £3,203 18/12/2015 £303,500 S


18/12/2015 £315,000 S

27 CORNFLOWER CLOSE DIDCOT OX11 6ES 129 £2,442 18/12/2015 £260,000 S


18/12/2015 £277,950 S

41 MILBANK WAY STEVENTON ABINGDON OX13 6FL 68 £4,088 18/12/2015 £269,000 S


18/12/2015 £274,950 T



21/12/2015 £643,100 D

7 RUSKIN CLOSE OXFORD OX2 9FU 161 £3,994 21/12/2015 £404,950 T

23 WYTHAM VIEW BOTLEY OXFORD OX2 9SP 110 £3,681

22/12/2015 £635,000 D


92 WHITTINGTON CRESCENT WANTAGE OX12 9TZ 151 £3,344

22/12/2015 £350,000 D


6 RUSKIN CLOSE OXFORD OX2 9FU 123 £4,390

22/12/2015 £499,950 D

33 HANSON DRIVE OXFORD OX2 9RY

22/12/2015 £454,950 D

2 MURDOCH PLACE OXFORD OX2 9SR

22/12/2015 £220,000 F APARTMENT 1 WYTHAM HOUSE, 93 EYNSHAM ROAD BOTLEY OXFORD OX2 9BY 48 £4,583 22/12/2015 £279,950 T

4 BEAKER PLACE MILTON ABINGDON OX14 4FR 67 £4,178


57

22/12/2015 £275,000 T

5 BEAKER PLACE MILTON ABINGDON OX14 4FR 67 £4,104 22/12/2015 £414,950 T

24 WYTHAM VIEW BOTLEY OXFORD OX2 9SP 110 £3,772

23/12/2015 £469,995 D

108 WHITTINGTON CRESCENT WANTAGE OX12 9TZ 151 £3,113 23/12/2015 £469,950 D


23/12/2015 £499,950 D

35 HANSON DRIVE OXFORD OX2 9RY

23/12/2015 £409,995 D

2 LAPWING LANE WATCHFIELD SWINDON SN6 8RS 123 £3,333 23/12/2015 £200,000 F


23/12/2015 £414,950 T

22 WYTHAM VIEW BOTLEY OXFORD OX2 9SP 110 £3,772 24/12/2015 £408,995 D


04/01/2016 £260,000 S

33 CORNFLOWER CLOSE DIDCOT OX11 6ES 63 £4,127 08/01/2016 £285,000 F FLAT 3 SPIRES HOUSE ROWLES CLOSE KENNINGTON OXFORD OX1 5LX 57 £5,000 11/01/2016 £599,995 D


14/01/2016 £275,000 F SUITE 23, 22 VILLAGE CENTRE

RICHMOND LETCOMBE REGIS

SOUTH STREET LETCOMBE REGIS WANTAGE OX12 9RG

20/01/2016 £327,000 D

21 LISA HEAD AVENUE DIDCOT OX11 6BJ 101 £3,238 21/01/2016 £365,000 D

35 LISA HEAD AVENUE DIDCOT OX11 6BJ 113 £3,230

22/01/2016 £365,000 D



22/01/2016 £380,000 D



22/01/2016 £415,000 D



22/01/2016 £275,000 F FLAT 7 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 53 £5,189 25/01/2016 £490,000 D


27/01/2016 £570,000 D

4 WIXES PIECE ASHBURY SWINDON SN6 8DB 181 £3,149 27/01/2016 £290,000 S


28/01/2016 £280,000 F FLAT 1 SPIRES HOUSE ROWLES CLOSE KENNINGTON OXFORD OX1 5LX 59 £4,746 28/01/2016 £265,000 F FLAT 1 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 49 £5,408 28/01/2016 £325,000 F FLAT 2 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 67 £4,851 28/01/2016 £260,000 F FLAT 3 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 51 £5,098 28/01/2016 £299,500 F FLAT 4 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 65 £4,608 28/01/2016 £275,000 F FLAT 6 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 49 £5,612 28/01/2016 £265,000 F FLAT 8 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 43 £6,163 28/01/2016 £375,000 F FLAT 9 CHAWLEY COURT, 136 CUMNOR HILL CUMNOR OXFORD OX2 9PH 82 £4,573 29/01/2016 £485,000 D


29/01/2016 £495,000 D

25 KESTREL WAY DIDCOT OX11 6DU 161 £3,075 29/01/2016 £430,000 D


29/01/2016 £556,000 D


39 HANSON DRIVE BOTLEY OXFORD OX2 9RY 113 £4,026

29/01/2016 £464,950 D

8 MURDOCH PLACE OXFORD OX2 9SR

29/01/2016 £210,000 F

73 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 65 £3,231 29/01/2016 £124,400 F FLAT 10 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 33 £3,770 29/01/2016 £135,200 F FLAT 20 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 30 £4,507 29/01/2016 £189,000 F FLAT 8 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 61 £3,098 29/01/2016 £290,000 S


29/01/2016 £290,000 S



58

01/02/2016 £609,950 D

34 ASQUITH PARK SUTTON COURTENAY ABINGDON OX14 4FL 177 £3,446 01/02/2016 £540,000 F FLAT 10 MORTIMER COURT, 66 CUMNOR HILL OXFORD OX2 9HB 72 £7,500 02/02/2016 £315,000 D


02/02/2016 £570,000 D

5 THACKERAY CLOSE OXFORD OX2 9GZ

05/02/2016 £285,000 D

22 FELIX ROAD DIDCOT OX11 6BN 79 £3,608 05/02/2016 £110,000 F FLAT 11 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 35 £3,143 05/02/2016 £125,000 F FLAT 21 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 34 £3,676 05/02/2016 £135,000 F FLAT 7 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 40 £3,375 05/02/2016 £119,600 F FLAT 9 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 30 £3,987 08/02/2016 £225,000 F


08/02/2016 £222,500 F

9 STICKLEY COURT FARINGDON SN7 7FU 76 £2,928 08/02/2016 £365,000 S


10/02/2016 £329,000 D

23 LISA HEAD AVENUE DIDCOT OX11 6BJ 101 £3,257 10/02/2016 £200,200 F FLAT 19 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 68 £2,944 12/02/2016 £670,000 D

19 CHADELWORTH WAY KINGSTON BAGPUIZE ABINGDON OX13 5FT

12/02/2016 £607,950 D



15/02/2016 £740,000 D

35A BAGLEY WOOD ROAD KENNINGTON OXFORD OX1 5LY 148 £5,000 19/02/2016 £315,000 D


19/02/2016 £355,000 D

3 HARDING WAY MARCHAM ABINGDON OX13 6FJ 89 £3,989 19/02/2016 £264,950 S

23 MOLEY GARDENS WANTAGE OX12 8FW 72 £3,680

19/02/2016 £264,950 S



24/02/2016 £126,800 F FLAT 12 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 40 £3,170 24/02/2016 £111,500 F FLAT 13 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 30 £3,717 24/02/2016 £136,500 F FLAT 14 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 43 £3,174 24/02/2016 £168,500 F FLAT 15 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 64 £2,633 24/02/2016 £165,000 F FLAT 16 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 61 £2,705 24/02/2016 £130,000 F FLAT 17 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 43 £3,023 25/02/2016 £320,000 S


26/02/2016 £280,000 D

20 FELIX ROAD DIDCOT OX11 6BN 79 £3,544 26/02/2016 £480,000 D

31 KESTREL WAY DIDCOT OX11 6DU 161 £2,981

26/02/2016 £609,950 D



26/02/2016 £385,000 D

16 HARDING WAY MARCHAM ABINGDON OX13 6FJ 110 £3,500 26/02/2016 £300,000 S


26/02/2016 £216,995 S

5 BLENHEIM ROAD WATCHFIELD SWINDON SN6 8DG 63 £3,444 26/02/2016 £260,000 S


26/02/2016 £260,000 T

39 CORNFLOWER CLOSE DIDCOT OX11 6ES 63 £4,127 26/02/2016 £260,000 T


29/02/2016 £345,247 D

23 KESTREL WAY DIDCOT OX11 6DU 113 £3,055 29/02/2016 £381,500 D


29/02/2016 £200,000 F

16 STICKLEY COURT FARINGDON SN7 7FU 71 £2,817 01/03/2016 £492,000 D


02/03/2016 £494,650 D

9 DANDRIDGE CLOSE EAST HANNEY WANTAGE OX12 0FH 156 £3,171 03/03/2016 £222,500 F


03/03/2016 £180,000 F



59

03/03/2016 £267,950 S



04/03/2016 £469,950 D


2 BLENHEIM ROAD WATCHFIELD SWINDON SN6 8DG 132 £3,307

04/03/2016 £359,995 D

9 BLENHEIM ROAD WATCHFIELD SWINDON SN6 8DG 112 £3,214 04/03/2016 £365,000 S


08/03/2016 £499,999 D

8 PETYPHER GARDENS KINGSTON BAGPUIZE ABINGDON OX13 5FR 143 £3,496 08/03/2016 £475,000 D


09/03/2016 £135,200 F FLAT 22 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 30 £4,507 09/03/2016 £165,000 T

65A HILLIAT FIELDS DRAYTON ABINGDON OX14 4JF 41 £4,024

11/03/2016 £318,000 D


16 CORNFLOWER

CLOSE HARWELL DIDCOT OX11 6ES 79 £3,816

11/03/2016 £425,000 D


6 PETYPHER GARDENS KINGSTON BAGPUIZE ABINGDON OX13 5FR 164 £3,415

11/03/2016 £220,000 F

6 STICKLEY COURT FARINGDON SN7 7FU 76 £2,895 11/03/2016 £216,995 S

7 BLENHEIM ROAD WATCHFIELD SWINDON SN6 8DG 63 £3,444

14/03/2016 £419,950 D

37 ASQUITH PARK SUTTON COURTENAY ABINGDON OX14 4FL 115 £3,652 15/03/2016 £267,950 S


16/03/2016 £206,000 F

75 CHERRY TREE ROAD HARWELL DIDCOT OX11 6DG 63 £3,270 17/03/2016 £305,000 S

12 CORNFLOWER


17/03/2016 £264,950 S


10 CORNFLOWER


18/03/2016 £409,995 D

94 WHITTINGTON CRESCENT WANTAGE OX12 9TZ

18/03/2016 £460,000 D



18/03/2016 £444,950 D



18/03/2016 £245,000 F FLAT 4 ST HELEN HOUSE WEST ST HELEN STREET ABINGDON OX14 5BL 80 £3,063 18/03/2016 £330,000 S

14 HAWKSBEARD WAY SOUTHMOOR ABINGDON OX13 5FP 97 £3,402

18/03/2016 £335,000 S



21/03/2016 £472,500 D



21/03/2016 £300,000 S



22/03/2016 £280,000 T

15 WILLOW FARM MARCHAM ABINGDON OX13 6FP 78 £3,590 23/03/2016 £725,000 D


23/03/2016 £330,000 D



24/03/2016 £395,000 D



24/03/2016 £530,000 D

12 NURSERY END STANFORD IN THE VALE FARINGDON SN7 8PH 160 £3,313 24/03/2016 £449,000 D


24/03/2016 £137,500 F FLAT 6 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 39 £3,526


60

24/03/2016 £210,000 T


25 WILLOW FARM MARCHAM ABINGDON OX13 6FP 85 £3,882

29/03/2016 £475,000 D

12 SPRING FIELD WAY SUTTON COURTENAY ABINGDON OX14 4FQ 142 £3,345 29/03/2016 £230,000 F FLAT 6 ST HELEN HOUSE WEST ST HELEN STREET ABINGDON OX14 5BL 60 £3,833 30/03/2016 £630,000 D


30/03/2016 £245,000 F FLAT 3 ST HELEN HOUSE WEST ST HELEN STREET ABINGDON OX14 5BL 71 £3,451 30/03/2016 £220,000 F FLAT 5 ST HELEN HOUSE WEST ST HELEN STREET ABINGDON OX14 5BL 40 £5,500 30/03/2016 £220,000 F


30/03/2016 £280,000 T



31/03/2016 £500,000 D


41 HANSON DRIVE BOTLEY OXFORD OX2 9RY 174 £3,290

31/03/2016 £474,950 D

31 MURDOCH PLACE OXFORD OX2 9SR 113 £4,203 31/03/2016 £126,000 F FLAT 23 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 40 £3,150 31/03/2016 £108,000 F FLAT 24 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 30 £3,600 31/03/2016 £130,500 F FLAT 25 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 41 £3,183 31/03/2016 £166,500 F FLAT 26 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 64 £2,602 31/03/2016 £162,000 F FLAT 27 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 61 £2,656 31/03/2016 £166,500 F FLAT 28 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 62 £2,685 31/03/2016 £108,000 F FLAT 29 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 49 £2,204 31/03/2016 £175,000 F FLAT 5 PUBLISHING HOUSE, 62 STERT STREET ABINGDON OX14 3JU 49 £3,571 31/03/2016 £210,000 F FLAT 2 60 OCK STREET ABINGDON OX14 5BZ 44 £4,773 31/03/2016 £225,000 F FLAT 5 60 OCK STREET ABINGDON OX14 5BZ 40 £5,625 31/03/2016 £295,000 T

23 WILLOW FARM MARCHAM ABINGDON OX13 6FP 78 £3,782

31/03/2016 £419,950 T

25 WYTHAM VIEW BOTLEY OXFORD OX2 9SP 110 £3,818 01/04/2016 £495,000 D

12 HAWKSBEARD WAY SOUTHMOOR ABINGDON OX13 5FP 163 £3,037

01/04/2016 £490,000 D

15 HAWKSBEARD WAY SOUTHMOOR ABINGDON OX13 5FP 163 £3,006 01/04/2016 £219,995 S


06/04/2016 £264,950 S

33 MOLEY GARDENS WANTAGE OX12 8FW 66 £4,014 08/04/2016 £221,995 S


14/04/2016 £670,000 D

32 BARNETT ROAD STEVENTON ABINGDON OX13 6AJ 212 £3,160 21/04/2016 £320,000 S


22/04/2016 £529,950 D



22/04/2016 £469,950 D



29/04/2016 £320,000 S

23 GREENWOOD WAY HARWELL DIDCOT OX11 6EY 129 £2,481 29/04/2016 £320,000 T

25 GREENWOOD WAY HARWELL DIDCOT OX11 6EY 129 £2,481

05/05/2016 £240,000 F FLAT 8 ST HELEN HOUSE WEST ST HELEN STREET ABINGDON OX14 5BL 64 £3,750 06/05/2016 £310,000 T

27 GREENWOOD WAY HARWELL DIDCOT OX11 6EY 112 £2,768

11/05/2016 £325,000 T

29 GREENWOOD WAY HARWELL DIDCOT OX11 6EY 120 £2,708 14/06/2016 £810,000 D

9A

LOWER RADLEY ABINGDON OX14 3AX 194 £4,175

05/08/2016 £596,950 D



61

Appendix 2 – Newbuild Asking Prices Flat House £/m2

Agent/Developer Development address address Address Name

Bed rooms m2 sqft m2 sqft Price Flat House

Redrow Asquith Park Sutton Courtenay Marlborough 5 177 1,901 £639,950 £3,624

Thomas Merrifield Masefield Crescent South Abingdon 1 32 £187,500 £5,859

Breckon & Breckon Ock Street Abingdon 1 40 £190,000 £4,750 Breckon & Breckon Ock Street Abingdon 1 49 £210,000 £4,268 Breckon & Breckon Ock Street Abingdon 1 53 £215,000 £4,026 Breckon & Breckon Ock Street Abingdon 1 59 £220,000 £3,716 Miller Homes Bradbury Gardens West Hagbourne Didcot Primrose 2 65 703 £245,000 £3,751 Miller Homes Walnut Meadow Drayton Austen 3 £345,000 Hemingway 4 129 1,389 £485,000 £3,758 Miller Homes Pushkin 3 84 955 £336,000 £4,000 Miller Homes The Gables Abingdon Rd Steventon Buchan 4 104 1,264 £449,000 £4,317 Miller Homes Golding x3 4 104 1,271 £449,000 £4,317 Miller Homes Pushkin x5 3 84 £339,000 £4,036 Matthew Homes Downsview Park Wantage Hailey 4 133 1,430 £440,000 £3,312 Matthew Homes Bladon 2 71 766 £285,000 £4,005 Matthew Homes Fulbrook 3 92 995 £348,000 £3,765 Matthew Homes Kelmscott 4 161 1,734 Matthew Homes Glympton 4 120 1,289 £410,000 £3,424 Matthew Homes Finstock 3 94 1,010 £350,000 £3,730 Matthew Homes Charlbury 2 67 721 £250,000 £3,732 Kier Homes Maple Grove Shrivenham Bloor Homes The Greenway Didcot Pitstone 4 106 £442,500 £4,175 Bloor Homes The Willows Harwell Hindhead 2 64 £320,000 £5,000 Bloor Homes Yarkhill 3 84 £390,000 £4,643 Bloor Homes Malham 4 108 £475,000 £4,398 Bloor Homes Clifton 4 £480,000 Bloor Homes Berrington 4 130 £520,000 £4,000 Barratt Homes Meadow View Watchfield Swindon Barwick 3 58 £269,995 £4,655 Barratt Homes Kington 4 103 £304,995 £2,961 Barratt Homes Harrogate 4 150 £464,995 £3,100 Barratt Homes Oakhampton 4 140 £474,995 £3,393 Barratt Homes Warwick 5 155 £534,995 £3,452 Barratt Homes Stratford 5 180 £569,995 £3,167 Barratt Homes Rothbury 4 207 £569,995 £2,754 Bellway Great Western Park Didcot Bampton x3 2 63 676 £289,950 £4,617 Bellway Juniper 4 109 1,170 £369,950 £3,404 Bellway Homes Chailey Gardens Blewbury Bluebell 2 70 758 £334,950 £4,756 Bellway Cleeve 3 88 947 £389,950 £4,432


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Bellway Exbury 3 88 947 £464,950 £5,285 Bellway Abbotsbury 4 108 1,162 £499,950 £4,631 Bellway Wisely 4 118 1,272 £535,950 £4,535 Bellway Rosemoor 4 155 1,664 £699,950 £4,528 Bellway Burnham 3 90 973 £0 Bellway Grove Meadows Grove Wantage Hills Homes Queens Close Watchfield Swindon Hackpen 4 104 £365,000 £3,510 Hills Homes Uffington x2 4 190 £575,000 £3,026 Hills Homes Cherhill x2 4 194 £575,000 £2,964 Hills Homes Pewsey x2 4 128 £410,000 £3,203 Hills Homes Westbury x2 3 84 £290,000 £3,452 Bovis Homes Letcombe Fields Wantage Hazell 4 106 £380,000 £3,585 Bovis Homes Saxony 4 115 £429,995 £3,739 Bovis Homes Shannon 4 128 £445,000 £3,477 Bovis Homes Stockton 4 140 £495,000 £3,536 Lagan Homes The Stables East Hanney Dewberry 4 £485,000 Lagan Homes Laurel 4 £545,000 Lagan Homes Knock 4 130 £485,000 £3,731 Lagan Homes Bilbury 3 110 £395,000 £3,591

Linden Homes Beaumont Gardens Milton Rd

Sutton Courtenay Blenheim 5 162 1,746 £599,950 £3,699

Linden Homes The Pitchings Steventon 0 Linden Homes Becketts Ridge Shrivenham Buckland x2 2 93 999 £330,000 £3,556 Linden Homes Blenheim 4 162 1,746 £335,000 £2,065 Linden Homes Beaumont x2 5 161 1,732 £565,000 £3,511 Linden Homes Southrop 4 0 £545,000 Linden Homes Marlborough x2 4 0 £480,000 Linden Homes Heythrop 3 114 1,222 £390,000 £3,435 Linden Homes Ashdown 3 93 999 £340,000 £3,663 Taylor Wimpey Boundary Park Great Western Park Didcot Drayton 4 143 £395,000 £2,762 Taylor Wimpey Ramsbury x2 4 143 £395,000 £2,762 Taylor Wimpey Sapphire Fields Great Western Park Didcot Eskdale 4 110 £405,000 £3,682 Taylor Wimpey Ashton x2 4 110 £362,000 £3,291 Taylor Wimpey Easedale 3 82 £360,000 £4,390 Taylor Wimpey Flatford 3 75 £330,000 £4,400 Taylor Wimpey Brunel Rise Great Western Park Didcot Welford 4 164 £525,000 £3,201 Taylor Wimpey Welford 4 164 £515,000 £3,140 Taylor Wimpey Langdale 4 129 £475,000 £3,682 Taylor Wimpey Monkford 4 110 £380,000 £3,455 Taylor Wimpey Ashbury x2 4 101 £370,000 £3,663 Taylor Wimpey Ashton G x8 4 110 £363,000 £3,300 Taylor Wimpey Crofton x6 3 98 £350,000 £3,571 Taylor Wimpey Gosford 3 82 £335,000 £4,085 Taylor Wimpey Alder View Grove Rd Harwell Taylor Wimpey Morland Gardens Drayton Rd Abingdon Welford x2 4 164 £580,000 £3,537 Taylor Wimpey Stanton x4 4 141 £530,000 £3,759 Taylor Wimpey Langdale x6 4 129 £499,000 £3,868


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Taylor Wimpey Shelford x2 4 129 £475,000 £3,682 Taylor Wimpey Kentdale x4 4 109 £445,000 £4,083 Taylor Wimpey Belbury x4 3 100 £380,000 £3,800 Taylor Wimpey The Pastures Marcham Charles Church Tilbury Fields Botley Oxford Beverley 2 £337,500 Charles Church Cartmel 4 138 £529,950 £3,840 Charles Church Epsomx3 3 74 £364,950 £4,932 Charles Church Knowsleyx2 4 178 £664,950 £3,736 Charles Church Lingfield 4 145 £574,950 £3,965 Charles Church Ludlow 4 120 £514,950 £4,291 Charles Church Petworth x2 5 173 £589,950 £3,410 Charles Church Priory Park Packhorse Lane Marcham Hanney 4 150 £659,950 £4,400 Bloor Homes The Willows Harwell Hindhead 2 64 £320,000 £5,000 Bloor Homes Yarkhill 3 84 £390,000 £4,643 Bloor Homes Malham 4 110 £475,000 £4,318 Bloor Homes Clifton 4 122 £480,000 £3,934 Bloor Homes Berrington 4 130 £520,000 £4,000 Bloor Homes Greenway Didcot Pitstone 4 115 £442,500 £3,848 Neptune Group Meadow Court East Challow Grove 4 159 Neptune Group MC1 5 215 Neptune Group MC2 4 157 £435,000 £2,771 Neptune Group MC3 4 154 £539,000 £3,500 Neptune Group MC4 3 132 £369,000 £2,795 Neptune Group MC5 3 126 £359,000 £2,849 Neptune Group MC6 4 136 £425,000 £3,125 Neptune Group MC7 4 180 £560,000 £3,111 Neptune Group MC8 4 185 £565,000 £3,054 Neptune Group MC9 4 185 £565,000 £3,054 Neptune Group MC10 4 180 Neptune Group MC11 4 159 £539,000 £3,390 Neptune Group MC12 4 144 £539,000 £3,743 Neptune Group MC14 4 195 Bishop Perry Coxwell St Faringdon 4 149 £375,000 £2,518 Redcliffe Homes Jack's Lea Uffington Tetbury x3 3 114 £380,000 £3,333 Redcliffe Homes Dyrham x2 3 112 £375,000 £3,348 Redcliffe Homes Ashbury x2 5 164 £620,000 £3,780 Redcliffe Homes Malvern x2 4 145 £560,000 £3,862 Redcliffe Homes Cherill x2 4 116 £465,000 £4,009 Croudace Homes Regency Village Chainhill Wantage Leicester 4 £450,000 Croudace Homes Burford 5 £600,000 Croudace Homes Clifton 5 £675,000 Croudace Homes Arlington 5 £585,000 Croudace Homes Baroque 4 £585,000 Darcliffe Homes The Martens Hinton Waldrist Faringdon Valery 3 107 1,150 Darcliffe Homes Symonds 3 107 1,150 £399,950 £3,744 Darcliffe Homes Loder 3 107 1,150 £399,950 £3,744 Darcliffe Homes Davenport 3 107 1,150 £399,950 £3,744


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Darcliffe Homes Neave 3 107 1,150 £399,950 £3,744 Darcliffe Homes Kerr 3 133 1,430 £479,950 £3,613 DWH The Maltings Borough Avenue Wallingford Kingston x2 3 180 £390,000 £2,167 DWH Manston 4 196 £495,000 £2,526 DWH Stowford 4 166 £585,000 £3,524

DWH Great Western Park Blackthorn Didcot all sold

DWH Abbotts Meadow Steventon Abingdon Washford 3 100 1,080 £415,000 £4,136 DWH Irving 4 107 1,151 £430,000 £4,021 DWH Kemble 5 200 £698,000 £3,490 DWH Stowe 5 234 2,516 £735,000 £3,144 DWH Orchard Gate Southgate Arbury 5 £685,000 DWH Cadleigh 4 158 £565,000 £3,576 DWH Glidewell 5 196 £685,000 £3,495 DWH Kemble 5 200 £675,000 £3,375

Moorcroft 5 £690,000 Stowe 5 234 2,516 £715,000 £3,059 Pye Homes The Portway East Hendred Dere x6 3 140 £440,000 £3,143 Pye Homes Akeman x4 4 153 £530,000 £3,464 Pye Homes Longford x6 4 £550,000 Pye Homes Willow Farm Marcham Dashwood 4 £500,000 Pye Homes Willow Farm Ridgeway 5 £725,000 Pye Homes Willow Farm Milton 4 £695,000 Pye Homes Willow Farm Southmoor 4 208 £635,000 £3,053 Cranbourne Homes The Old Gaol Abingdon 2 63 £430,000 £6,825 Blue Cedar Homes Chestnut Gardens Shrivenham plot 3 3 123 £450,000 £3,664 Blue Cedar Homes plot 6 3 131 £475,000 £3,637 Douglas and Gribben Campbells Court Wantage 1 4 154 1,658 £450,000 £2,921 Douglas and Gribben Ham Rd Wantage Copse 4 213 2,298 £725,000 £3,396 Douglas and Gribben Cedar 4 213 2,298 £725,000 £3,396

Tanglewood 4 213 2,298 £775,000 £3,630 Ede Homes Ebbs Lane East Hanney 4 193 2,082 £695,000 £3,593 Ede Homes 5 £925,000 Vanderbilt Homes Kings Field Marcham Windsor 5 158 £695,000 £4,399 Vanderbilt Homes Hanover 4 150 £599,950 £4,000 Savills Abbots Grange Packhorse Lane Marcham 4 182 1,959 £600,000 £3,297 John D Wood Reading Rd Harwell Didcot 5 194 £665,000 £3,428 Sweetcroft Homes Church Farm West Hanney plot 6 5 187 £750,000 £4,011

Timber Barn 4 251 2,706 £995,000 £3,958 Garford House 5 273 2,938 £1,050,000 £3,847 Aedington House 5 286 3,076 £1,095,000 £3,832

Oliver James Longworth 4 186 2,004 £850,000 £4,566 Scott Fraser Cumnor Hill West Oxford 4 182 £950,000 £5,220

Fox Lane Boars Hill 6 537 5,776 £2,500,000 £4,659 Strutt & Parker High St Culham Baytree 4 311 £1,100,000 £3,537 Green & Co Manor Farm West Challow Marsden 4 426 £1,195,000 £2,805 Thomas Merrifeld 65 Oxford Rd Abingdon 4 319 £1,200,000 £3,762


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Thomas Merrifeld Cumnor Hill West Oxford 5 £1,725,000 Thomas Merrifeld Appleton Abingdon The Fold 5 409 4,400 £2,150,000 £5,260

HDH Planning and Development Ltd is a specialist planning consultancy providing evidence to support planning authorities, land owners and developers. The firm is regulated by the RICS.

The main areas of expertise are:

• Community Infrastructure Levy (CIL) • District wide and site specific Viability Analysis • Local and Strategic Housing Market Assessments and Housing Needs

Assessments • Future Housing Numbers Analysis (post RSS target setting)

HDH Planning and Development have clients throughout England and Wales.

HDH Planning and Development Ltd Registered in England Company Number 08555548

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

mailto:[email protected]

Documents

CIL Pre-hearing Viability Update Viability Update.pdf · CIL Pre-hearing Viability Update – December 2016 6 infrastructure and mitigation costs in relation to the strategic sites