Development Report: Redevelopment of 1.
92-hectare site at Beaumont Business
Park, Woodlands Road, Mere, Wiltshire, BA12 6BT for 70 homes
1.0 Introduction
This planning and development report is concerned with the development of a 1.92-
hectare plot for the construction of 70 dwellings at Beaumont Business Park,
Woodlands Road, Mere, Wiltshire, BA12 6BT. In order to obtain approval for the
proposed development, the site's present owners have submitted a planning
application to Wiltshire Council, with the option of including 30%, 10%, or no
affordable housing. We have been asked to provide a thorough report on the site's
planning and development process as a development consultancy.
This study will examine the pertinent planning regulations and how they might affect
the proposed development. It will also offer guidance on consultations and how they
might affect the development. Along with suggestions for mitigating actions, a
summary of the development's environmental effects will also be included. An
evaluation of the development will also be done, and site bids for the 30%, 10%, and
zero affordable housing choices will be suggested.
In order to undertake the development appraisal, survey information on sold house
prices for five different house kinds has been acquired from the [Link]
website, a digital property advertising network. Included in this group of home
designs are 4 Bed Detached, 3 Bed Detached, 2 Bed Terrace, 2 Bed Semi-Detached,
and 3 Bed Semi-Detached homes. The distribution of these house types among the 70
homes has also been listed; there are 10 homes for 4 bed detached homes, 3 bed
detached homes, and 2 bed terrace homes, 2 bed semi-detached homes, and 3 bed
semi-detached homes.
Additionally, using GIA data for each house type and BCIS data for Building cost per
sq meters, the costs associated with building each of the 70 dwellings have been
estimated. A schedule containing the results of the house construction cost calculation
has been created. It contains information such as the Residual Cost Breakdown, Gross
Development Value, Total GIA (Sqm), Gross to Net Ratio, Project Timing (Years),
and Total construction Cost for 70 Homes.
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2.0 Examining pertinent planning policies
The National Planning Policy Framework (NPPF), which sets down the government's
planning policies and how they are to be carried out, is a comprehensive resource. By
finding a supply of deliverable sites, encouraging sustainable development, and
ensuring that developments are of high quality, well-designed, and supported by
required infrastructure, it requires local planning authorities to meet the housing needs
of their communities (Department for Communities and Local Government, G. B,
2012).
The Core Strategy of Wiltshire Council establishes the council's goals for the county's
future and serves as the development plan's foundation. The Core Strategy aims to
guarantee high-quality, sustainable, and accessible new development. It also strives to
safeguard the rural area and the built environment, as well as to encourage the use of
brownfield land (Wiltshire Council, 2015).
2.1 Planning Regulations
The upcoming construction of the Beaumont Business Park site should take into
account the following planning regulations:
1. Housing: According to Wiltshire Council's Core Strategy, housing developments
must be situated in environmentally friendly areas near places of employment, retail
establishments, and services, and they must offer a variety of dwelling types and
tenures to suit the needs of the local population (Wiltshire Council, 2015).
2. Affordable Housing: Local planning authorities are required by the National
Planning Policy Framework to develop plans for the provision of affordable housing
(Department for Communities and Local Government, G. B, 2012). The Core
Strategy in Wiltshire mandates that developments with ten or more homes must
provide at least thirty percent of affordable housing (Wiltshire Council, 2015).
3. Design and Access: The NPPF specifies guidelines for new developments' design
and accessibility, including the provision of secure and open spaces for all users
(Department for Communities and Local Government, G. B, 2012).
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4. Green Infrastructure: The NPPF mandates that new construction contain green
infrastructure, like parks and open areas, to enhance resident quality of life and
safeguard the environment (Department for Communities and Local Government, G.
B, 2012).
2.2 Consultation Response Analysis
Engaging stakeholders and the community at large is crucial to learning about their
opinions and worries over the proposed development. In addition to ensuring that the
development is sustainable and fits the needs of the community, this can help address
any possible problems (United Nations, 2020). It is advised to consult with the
following people: Local community organizations; Wiltshire Council; and
Environmental organizations.
2.1 Summary of Planning Consultation Response
According to the information in the planning consultation response, it appears that
Mere Primary School and Gillingham School in the South West Wilts region require
more classrooms because of the planned development at Beaumont Business Park
(Department Of Children Services (Education), 2020).
There are no other primary schools within a 2-mile safe walking distance of the
development site, and Mere Primary School is already practically full. For Mere
Primary School to expand and add the 22 new spaces required for the development, a
full developer contribution of £412,676 is needed (Department Of Children Services
(Education), 2020).
The neighborhood's designated secondary school is Gillingham School. However,
because it is not a Wiltshire school, Dorset CC is the local authority responsible for
maintaining it (Department Of Children Services (Education), 2020).
The cost multipliers mentioned in the response are subject to change for the 2020–
2021 year, and the response includes accompanying disclaimers that should be
consulted for more details (Department Of Children Services (Education), 2020).
2.1 Advice on Consultations and Implications
According to the Economic Development department, there are no other primary
schools within a 2-mile safe walking distance of the development site, and Mere
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Primary School is already practically full. For Mere Primary School to expand and
add the 22 new spaces required for the development, a full developer contribution of
£412,676 is needed. There is also a requirement for provision of 15 Secondary school
Gillingham School (Dorset CC) bur the Early Years program in this area is adequate
to handle the children that would be brought about by this possible development
(Department Of Children Services (Education), 2020).
Due to the demand for 22 additional seats created by this construction, the
Department of Children Services (Education), 2020 is mandating that the developer
pay the whole cost of the extension of Mere Primary School. Using the current cost
multiplier, which is indexed and supported by an S106 agreement, this would come to
£412,676.
As a result, the economics of the project may be impacted or the process of gaining
planning permission may be delayed if the developer is unable or unwilling to
contribute toward the needed school spaces. In the end, how the developer responds to
the demand for school payments and any discussions that may occur with the local
authorities will determine how the consultations will affect the development project.
Other Advice on Consultations
According to the summary of consultation answers, there has been substantial
opposition to the proposed development of 70 homes. Concerns concerning access
issues and loss of employment use, which go against employment policy, have been
expressed by a number of members of the public and council departments. Concerns
include the negative effects of traffic, the dangers to pedestrians and cyclists, the
requirement for a multi-use structure, bird cages, and employment opportunities.
Additionally, council departments have requested additional data on drainage,
biodiversity, contaminated soil, and affordability. The Public Protection department
has ordered a land pollution assessment and corrective action, while the Ecology
department has asked for further details on biodiversity net gain (Development
Economics & Planning BUIL 1053, 2023).
The housing department has stated that 30% of the dwellings would need to be
affordable if viability is shown, while the highways department has stated that a
suitable junction would need to be developed to meet the predicted increase in traffic.
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If the planning permission is granted, the development would need to pay £108,000
for open space or play areas, have 30% of the dwellings be affordable, and have an
appropriate junction built to handle trip generation. Overall, the replies to the survey
highlight important questions and concerns that the developer may need to answer
before the development can move forward (Development Economics & Planning
BUIL 1053, 2023).
Total Planning Fees: is £412,676 plus £108,000 which is equal to £520,000
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3.0 Potential Environmental Impact Analysis
The environmental effects of redeveloping the site for 70 dwellings must be properly
evaluated and addressed. Potential environmental effects include some of the
following:
1. Greenfield Land Loss: Greenfield land, which may have aesthetic and
ecological significance, will be lost as a result of the site's development. This can
be lessened by making sure the development is planned to have the least potential
negative effects on the environment and to conserve existing green spaces if
possible (Semeraro et al., 2021).
2. Increased Traffic: The site's rehabilitation will result in more traffic in the
neighborhood, which could cause congestion, air pollution, and noise pollution.
To help with this, the development can be planned to include elements that
promote sustainable forms of transportation, such as enhanced public
transportation options, bike lanes, and pedestrian walkways (United Nation,
2021).
3. Impact on Biodiversity: The development of the site may have an effect on the
local biodiversity, especially if there are protected species or ecosystems nearby.
An ecological survey can be done to identify any sensitive places or species, and
then protective measures can be put in place both before and after the
construction process (Abubakar et al., 2022).
4. Waste Management: In order to reduce the negative effects on the environment,
a large amount of garbage will be produced during the construction process. To
lessen the negative effects of the construction process on the environment, steps
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can be taken including the recycling and reuse of materials and the safe disposal
of hazardous waste (Abubakar et al., 2022).
5. Energy Efficiency: To limit their environmental impact and save operating
expenses for the residents, the residences should be built with as little energy
consumption as feasible. Insulation, energy-efficient building materials, and
renewable energy sources like solar panels can all help achieve this (Abubakar et
al., 2022).
6. Water management: As the site is developed, there will be a greater need for
water, which could have an effect on surrounding water supplies. Reduce water
demand and the impact on nearby water resources by putting in place strategies
like rainwater collection and greywater recycling (Abubakar et al., 2022).
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4.0 Development Plan Appraisal
The development appraisal is based on five different house types: 4 bed detached, 3
bed detached, 2 bed terrace, 2 bed semi-detached, and 3 bed semi-detached, for the
projected 70-home development at the Beaumont Business Park site.
A crucial step in the planning and development process is the development appraisal.
It entails a thorough examination of the financial sustainability of the proposed
development, taking into account the expected income from the sale or rental of the
built units as well as the costs of construction, site acquisition, professional fees, and
other related costs.
In this instance, determining the financial sustainability of the proposed development
of 70 dwellings utilizing five distinct house styles is part of the development appraisal
for the 1.92-hectare property at Beaumont Business Park. The appraisal takes into
account the expenses and income related to the project under several scenarios for the
creation of affordable homes.
4.1 Market Value Survey
Using the internet digital property advertising portal [Link], an
examination of sold house prices for each dwelling type was conducted for the
redevelopment plan.
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Using information on sold house prices (£) and floor areas (Sq m) for each type of
property, the appraisal first determines the cost of building each of the five different
types of houses. The development's overall construction cost is calculated by
multiplying the cost of building each home by the number of units of each kind.
4.2 Housing Distribution
The distribution of the house types among the 70 homes is shown in the excel sheet,
and it is also provided below (Schedule Planning, link in APPENDIX A, B and C):
4 bed detached - 10 homes
3 bed detached - 10 homes
2 Bed Terrace - 19 homes
2 Bed Semi detached - 19 homes
3 Bed Semi detached - 12 homes.
The reason for this distribution is that 2 bed semi-detached and terraced homes are
more common among renters on a restricted budget because they are often more
affordable than 3 or 4 bed detached or semi-detached homes. Young couples, single
professionals, and small families who might not want the additional space provided
by larger properties are also drawn to the appeal of two-bedroom homes.
Additionally, there are many 2 bed semi-detached and terraced homes available
throughout the UK, with urban locations having the highest concentration. As a result,
there are a lot of rental units available, which helps to keep rental rates low.
Overall, the combination of affordability, availability, and convenience makes 2 bed
semi-detached and terrace houses the most rented type of property in the UK. They
tend to be in locations that are convenient for amenities like shops, schools, and
transportation links, making them particularly attractive to renters who value
convenience and accessibility.
4.3 Gross Development Value and Net Site Value
The appraisal then accounts for additional expenditures related to the development,
such as marketing expenses, demolition expenses, supplementary expenses, planning
fees, professional fees, contingencies, and section 106 contributions. These expenses
are deducted from the development's projected gross development value (GDV),
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which is derived by adding all the estimated market value of each unit making all the
70 homes.
The net site value (NSV) of the proposed development is determined by the appraisal
after the expenditures have been taken into consideration. The GDV is subtracted
from all development expenditures to arrive at the NSV, which serves as a gauge of
the project's financial viability.
4.4 Financial Sustainability
The appraisal then takes into account the development's financial sustainability in
light of several affordable housing provision scenarios. It evaluates the development's
profitability under three different conditions: 30% affordable housing, 10% affordable
housing, and no affordable housing.
The appraisal determines the required affordable housing contribution and deducts it
from the GDV under the 30% affordable housing scenario. The NSV and Developers
Profit in this scenario are then calculated by the appraisal, which are £22,756,098 and
£3,276,033 respectively (see link in APPENDIX C).
The appraisal determines the required affordable housing contribution and deducts it
from the GDV under the 10% affordable housing scenario. The NDV and Developers
Profit in this scenario are then calculated by the appraisal, which are £23,175,346 and
£3,507,010 respectively (see link in APPENDIX B).
The appraisal determines the NSV and Developers Profit to be £23,237,019 and
£3,540,987 respectively under the no affordable housing scenario by assuming that no
affordable housing contribution is necessary (see link in APPENDIX A).
The recommended site bids for each of the three scenarios are presented when the
evaluation comes to a close. These offers take into account the developer's required
return on investment and are based on the Net Site Value. The evaluation also
includes a pie chart of the cost distribution that shows the cost breakdown of the
GDV.
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5.0 Conclusion and Recommendations
It is advised that the client submit a bid that includes a provision for 30% affordable
housing based on the study of the development appraisal. This is because affordable
housing must be included in municipal planning policies to a certain extent, and the
inclusion of affordable housing will show the client's dedication to helping the
community.
It will also aid in addressing the region's housing affordability crisis and supporting
local government initiatives to enhance the supply of affordable housing. The
likelihood that the local council will approve the client's planning application will
increase as a result.
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REFERENCES
Abubakar, I. R., Maniruzzaman, K. M., Dano, U. L., AlShihri, F. S., AlShammari, M.
S., Ahmed, S. M. S., Al-Gehlani, W. A. G., and Alrawaf, T. I. (2022).
Environmental Sustainability Impacts of Solid Waste Management Practices
in the Global South. International journal of environmental research and
public health, 19(19), 12717. Available at:
[Link]
Department for Communities and Local Government, G. B. (2012) National planning
policy Framework 2012, The\Stationery Offic Ser.
Department Of Children Services (Education) (2020) School Places & Early Years
Planning – Planning Consultation Response.
Development Economics & Planning BUIL 1053 (2023) Public Consultations.
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Semeraro T., Scarano A., Buccolieri R., Santino A., and Aarrevaara E. (2021)
Planning of Urban Green Spaces: An Ecological Perspective on Human
Benefits, 10(2): pp. 105. Available at: [Link]
United Nation (2021) Sustainable Transport, Sustainable Development: Interagency
Report | Second Global Sustainable Transport Conference.
United Nations (2020) Stakeholder Engagement & the 2030 Agenda, UN DESA and
UNITAR.
Wiltshire Council (2015) Wiltshire Local Development Framework: Wiltshire Core
Strategy, Wiltshire Council Services.
APPPENDIX A (0% Affordable Development Plan)
[Link]
APPENDIX B (10% Affordable Development Plan)
[Link]
APPENDIX C (30% Affordable Development Plan)
[Link]
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