Comment

Representation ID: 22890

Received: 13/03/2020

Respondent: Bidwells

Number of people: 2

The following comments relate to the Greater Norwich Local Plan, Interim Viability Study, prepared by NPS Group (November, 19).

Whilst there is general support for the approach adopted and the collaborative approach that the GNLP Team are seeking to adopt, there is concern that the assumptions made within the Viability Study in relation to, amongst other things, sales values, build costs and benchmark land values are too generic and not backed up by comparable evidence. Further evidence on this is provided below.

● The assumed land values are too low and not representative of market values. Comparable evidence needs to be provided to justify the figures used.
● The assumption that 54% of dwellings are 3 bedroom is considered high. In addition, the number of 1 bedroom units will vary Norwich and the market towns, with the latter being lower.
● There appears to be no consideration of demographics. In our view, the identified housing mix should include a significant number of bungalows as the greatest rise within the age groups occurs in the 65 plus band. This will influence build cost, densities and sales values and is fundamental on any strategic site.
● Garages should be added into the build cost calculation.
● No allowance has been made for Abnormals. This should be included or, alternatively, the contingency should be increased accordingly.
● No allowance is made for planning or promotion costs.
● An allowance should be made for Services. These are becoming increasingly expensive particularly given the increased requirements anticipated through the Future Homes Standards Consultation.
● There is a concern that the £5,000 allowance for energy efficiency measures is too low.