Gwrthwynebu

ID sylw: 56165

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

Paragraph 173 of the NPPF explains that pursuing sustainable development requires careful attention to viability and costs in plan making and decision taking, ensuring that sites are not subject to a scale of obligations that would threaten the viability of delivering development.
The proposed PDCS sets out the proposed charges for different forms of development on a £s per sq.m basis. Trilogy has the following comments to make on the different charging levels and the different land uses.
The overarching context of Trilogy's comments relate to the Station Brief Area. An area that has significant infrastructure and site remediation costs associated with it. Any CIL charge applicable to any development in the Station Area requires detailed scrutiny to ensure it does not compromise Local Plan policy objectives for the Station Area.

Gwrthwynebu

ID sylw: 63313

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The Viability Assessment bases the assumptions for supermarkets, superstores and retail parks on a 30000 sqft store. No explanation is given of why this size store is used and the implications of its uses on retail proposals of differing sizes and different natures, for example a store extension as opposed to a new store.

Gwrthwynebu

ID sylw: 63314

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The build costs of £97 per sq ft for supermarkets, superstores and retail parks are significantly below that of other retail stores in the District at £150 per sq ft without an explanation. It is not stated whether this includes fit out.

Gwrthwynebu

ID sylw: 63315

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The demolition costs are a key variable. At £5 Per sqft for all retail units they are a significant underestimate for a major redevelopment such as the former Fords Foundry. This low figure gives a greater financial advantage to the redevelopment sites with no demolition costs above those with high demolition and site clearance, including contamination costs.

Gwrthwynebu

ID sylw: 63316

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

No analysis is provided to differentiate whether the store is to be brought forward via a freehold or leasehold. Rents may be impacted by planning conditions.

Gwrthwynebu

ID sylw: 63317

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The schedules do not state how retail uses will be considered as part of a mixed use scheme. Retail uses can provide support to other uses that drive the delivery of wider benefits as seen at the Fords Foundry site. This has the potential to put the delivery of retail development and associated development and regeneration at risk.

Gwrthwynebu

ID sylw: 63318

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The development costs contingency is set at 5% this should increase to 10%
The assumption on professional fees 10% is too low it should be at least 12%

Gwrthwynebu

ID sylw: 63319

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

The basis for review of the CIL charging rates is noted; however that regular basis is not stipulated. In the case of the initial CIL rates that review should be early.

Cefnogi

ID sylw: 63320

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

Office Use -concurs with the conclusion that new office developments are unlikely to be viable unless rents increase significantly.

Gwrthwynebu

ID sylw: 63321

Derbyniwyd: 29/07/2013

Ymatebydd: Trilogy

Asiant : Nathaniel Lichfield & Partners

Industrial and warehousing - The trilogy site is not identified for a residential use and it is an anomaly that it is in the zone B residential charging band. It should be in zone A with the rest of the Station Area Brief area where significant initial funding is needed to bring forward previously developed land.