Viability Study, Appendix 3 - Rural Schemes Appraisal - March 2013

LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority North West Leicestershire - Local Plan Viability
Area(s)
0
Author
0
Date 28 January 2013
Reference
0
SITE TYPOLOGIES
Total number of units identified from Site Details UNIT MIX enter for each typology identified DESCRIPTION DENSITY AND NET SITE AREA
Typology descriptions and total units
Flats (percent of units)
Houses (percent of units)
(for results sheet)
Description
No of units 1 bed flat 2 bed flat 3 bed flat 4 bed flat 2 bed house 3 bed house 4 bed house Totals Units per ha Gross to net
Rural Centre - PDL (CD2) 9 33% 67% 100% Houses 30 85%
Rural Centre - Agri (A16) 150 25% 50% 25% 100% Houses 30 85%
Rural Centre - PDL - office (K2) 272 20% 60% 20% 100% Houses 40 85%
Sust Villages PDL car park (D3) 7 20% 50% 30% 100% Houses 30 85%
Sust Villages - Agri (S3) 14 50% 50% 100% Houses 30 85%
Sust Village - G'Field (MO8) 69 20% 50% 30% 100% Houses 30 85%
Rural Villages - G'Field (CN10) 4 50% 50% 100% Houses 30 85%
Rural Villages - Agri (CN3) 10 20% 50% 30% 100% Houses 30 85%
Rural Villages - Agri (OS1) 37 20% 50% 30% 100% Houses 30 85%
Total number of units identified
572
UNIT SIZES enter for each unit type (net sellable area) - square metres
Flats
Houses
1 bed flat 2 bed flat 3 bed flat 4 bed flat 2 bed house 3 bed house 4 bed house
Private 50.0 sqm 65.0 sqm 85.0 sqm 105.0 sqm 75.0 sqm 105.0 sqm 130.0 sqm
Affordable 50.0 sqm 65.0 sqm 85.0 sqm 105.0 sqm 75.0 sqm 105.0 sqm 130.0 sqm

Sales and Affordable Housing Values 04/03/2013
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority North West Leicestershire - Local Plan Viability
Area(s)
0
Author
0
Date 28 January 2013
Reference
0
SALES AND AFFORDABLE HOUSING VALUES
VALUE BANDS for private sales GROUND RENTS from flats (£s per annum) Investment value
Sub Market £ per sq metre Private Affordable Private Affordable
A Moira £1,717 One bed £100 £0 One bed £1,818 £0
B Osgathorpe £2,025 Two beds £150 £0 Two beds £2,727 £0
C Castle Don & Kegworth £2,013 Three beds £200 £0 Three beds £3,636 £0
D Coalville/Swannington £1,859 Four beds £250 £0 Four beds £4,545 £0
E Ashby de la Zouch £2,013 Capitalisation rate 5.50%
F Donnisthorpe £1,752
G
H
I
Select affordable value option from drop down box
AFFORDABLE HOUSING CAPITAL VALUES (price paid to developer)
Option 1 User defined capital values per unit
Capitalised
rent per unit
Social rent
Indicative
HCA funding Value per
per unit unit
Option 2: Capital values calculated from net rents & yields
Equity + rent
NBHB
Indicative
HCA funding
per unit
Value per unit
One bed flats £0 £0 £0
Two bed flats £0 £0 £0
Three bed flats £0 £0 £0
Four bed flats £0 £0 £0
Two bed house £0 £0 £0
Three bed house £0 £0 £0
Four bed house £0 £0 £0
Option 2 Capital values for affordable housing calculated from net rents & yield assumption
Social rent
NBHB
Net Target
rent per
annum Yield
Indicative
Capital value unit funding Value per unit
Average
market value
% of equity
sold
Value of equity
sold
Rent (% of
retained
equity)
Rent per
annum
Yield
Capital value
of retained
equity
One bed flats £4,330 5.50% £78,720 £0 £78,720 £92,947 25% £23,237 2.75% £1,917 5.00% £38,341
Two bed flats £5,443 5.50% £98,967 £0 £98,967 £120,831 25% £30,208 2.75% £2,492 5.00% £49,843
Three bed flats £5,827 5.50% £105,949 £0 £105,949 £158,010 25% £39,503 2.75% £3,259 5.00% £65,179
Four bed flats £6,835 5.50% £124,276 £0 £124,276 £195,189 25% £48,797 2.75% £4,026 5.00% £80,515
Two bed house £5,443 5.50% £98,967 £0 £98,967 £139,421 25% £34,855 2.75% £2,876 5.00% £57,511
Three bed house £5,827 5.50% £105,949 £0 £105,949 £195,189 25% £48,797 2.75% £4,026 5.00% £80,515
Four bed house £6,835 5.50% £124,276 £0 £124,276 £241,663 25% £60,416 2.75% £4,984 5.00% £99,686

Costs, s106, CIL, Timings, Other costs, Inflation 04/03/2013
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
BUILD COSTS
Build
start
TIMINGS for cash flow
Build
period
Sales
period
PLANNING OBLIGATIONS / CIL
Sales
period
start S106 payments CIL Charges Fees
Typology
Build costs
(flats) per
gross sq m
Build costs
(houses) per
gross sq m
External works
and other costs
Gross to net
adjustment for
flats Quarters Quarters Quarters
Quarters
from start on
site
£s per unit
all tenures
Quarter
paid
£s p sq m
private sales Instal-ment Instal-ment Instal-ment
only 1 - Qtr paid 2 - Qtr paid 3 - Qtr paid
Rural Centre - PDL (CD2) £876 £755 £193 85.0% 2 4 3 6 £5,000 7 £0 1 3 5 10%
Rural Centre - Agri (A16) £876 £755 £193 85.0% 2 12 12 4 £5,000 6 £0 1 3 5 10%
Rural Centre - PDL - office (K2) £876 £755 £193 85.0% 2 30 30 6 £5,000 7 £0 1 3 5 10%
Sust Villages PDL car park (D3) £876 £755 £193 85.0% 2 4 3 6 £5,000 7 £0 1 3 5 10%
Sust Villages - Agri (S3) £876 £755 £193 85.0% 2 4 5 6 £5,000 7 £0 1 3 5 10%
Sust Village - G'Field (MO8) £876 £755 £193 85.0% 2 6 6 6 £5,000 7 £0 1 4 8 10%
Rural Villages - G'Field (CN10) £876 £755 £193 85.0% 2 10 7 6 £5,000 7 £0 1 5 10 10%
Rural Villages - Agri (CN3) £876 £755 £193 85.0% 2 4 1 5 £5,000 7 £0 1 5 10 10%
Rural Villages - Agri (OS1) £876 £755 £193 85.0% 2 9 9 9 £5,000 7 £0 1 5 10 10%
% of
build cost
OTHER COSTS
Developer return % GDV
Private 20.00%
Affordable 6.00% 'External works and other costs' includes the following:
Code for Sustainable Homes All tenures 6% From test variables
Contingency 5% £75.50 external works
Marketing costs % of sales values 3.00% £7.78 Swale £474 per unit and permeable paving £343 per unit (based on assumption of ave 105 sqm per unit)
Legal Fees % of GDV 0.50% £5.00 Green infrastructure - estimate only, no NWLDC data
Site acquisition costs % land value 5.80% £2.52 National Forest - tree planting £265 per unit
Development Finance 7.00% £2.40 River Mease contribution - assume £253 per unit, based on 3 bed rate
£100 On-site infrastructure
£193.20 Total
INFLATION
Inflation Sales Build
Year 1 0.0%
Year 2 0.0%
Year 3 0.0%
Year 4 0.0%
Year 5 0.0%
Year 6 0.0%
Year 7 0.0%
Year 8
Year 9
Year 10
Year 11
Year 12
Year 13
Year 14
Year 15
Year 16
Year 17
Year 18
Year 19
Year 20
Year 21
Year 22
Year 23

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage
dev acreage
Revenue
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2
Revenue per Qtr Totals 1 2 3 4 1 2 3 4
Rural Centre - PDL (CD2) 1,352,409 £ 450,803 4 1,352,409
£ 0 0 0 0 0 450,803 450,803 450,803
£
Investment value of ground rents Rural Centre - PDL (CD2) - £ -
-
£ 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £1,352,409 0 0 0 0 0 450,803 450,803 450,803
Costs of Sale
Marketing costs 3.00% 40,572
£ 0 0 0 0 0 13,524 13,524 13,524
£ 0 0 0 0 0 2,254 2,254 2,254
Legal fees 0.50% 6,762
Sub Total -£47,334 0 0 0 0 0 15,778 15,778 15,778
Speculative NDV 1,305,074
£ 0 0 0 0 0 435,025 435,025 435,025
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Centre - PDL 38,691 £ 154,765
(CD2) 154,765
£ 4 0 38,691 38,691 38,691 38,691 0 0 0
£ -
NDV Total 1,459,840
£ 0 38,691 38,691 38,691 38,691 435,025 435,025 435,025
Standard Costs
Cost per Qtr
212,585 Rural Centre - PDL (CD2) 850,340
£ 4 850,340
£ 0 212,585 212,585 212,585 212,585 0 0 0
£ 0 10,629 10,629 10,629 10,629 0 0 0
Contingency 42,517
Other Costs
Sub Total 892,857
£ 0 223,214 223,214 223,214 223,214 0 0 0
Professional fees 10.00% 89,286
£ 0 22,321 22,321 22,321 22,321 0 0 0
CIL
Sub Total 89,286
£ 0 22,321 22,321 22,321 22,321 0 0 0
CIL Payment 1 -
£ -
£ 0 0 0 0 0 0 0 0
£ -
0 0 0 0 0 0 0 0
Payment 2 -
£
£ -
0 0 0 0 0 0 0 0
Payment 3 -
£
Sub Total -
£ 0 0 0 0 0 0 0 0
Section 106 Costs Rural Centre - PDL (CD2) 45,000
£ 45,000
£ 0 0 0 0 0 0 45,000 0
£ 45,000
0 0 0 0 0 0 45,000 0
Sub Total
Total Abnormal Costs Sub Total 45,000
£ 0 0 0 0 0 0 45,000 0
Total Costs 1,027,143
£ 0 245,536 245,536 245,536 245,536 0 45,000 0
£ -
Developer's profit on GDV % of GDV 20.00% 261,015
£ 0 0 0 0 0 87,005 87,005 87,005
£ 0 2,321 2,321 2,321 2,321 0 0 0
% of GDV affordable 6% 9,286
£ 162,396
0 -209,166 -209,166 -209,166 -209,166 348,020 303,020 348,020
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -209,166 -421,753 -637,816 -857,414 -523,417 -228,958 115,317
Interest 7.00% 47,079
-£ 0 -3,421 -6,898 -10,432 -14,023 -8,561 -3,745 0
Residual Sum for quarter after interest 115,317
£ 0 -212,587 -216,064 -219,597 -223,189 339,459 299,275 348,020
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 102,130
7
Residual land value £ 102,130
Site acquisition costs 5.80% £
5,924
MV (Residual Sum available to offer for Development Opportunity) £ 96,206

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10 Qtr 11 Qtr 12 Qtr 13 Qtr 14 Qtr 15
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3 Year 3 Year 3 Year 4 Year 4 Year 4
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3
Rural Centre - Agri (A16) 24,590,328 £ 2,049,194 12 24,590,328
£ 0 0 0 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194
£
Investment value of ground rents Rural Centre - Agri (A16) - £ -
-
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £24,590,328 0 0 0 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194 2,049,194
Costs of Sale
Marketing costs 3.00% 737,710
£ 0 0 0 61,476 61,476 61,476 61,476 61,476 61,476 61,476 61,476 61,476 61,476 61,476 61,476
£ 122,952
0 0 0 10,246 10,246 10,246 10,246 10,246 10,246 10,246 10,246 10,246 10,246 10,246 10,246
Legal fees 0.50%
Sub Total -£860,661 0 0 0 71,722 71,722 71,722 71,722 71,722 71,722 71,722 71,722 71,722 71,722 71,722 71,722
Speculative NDV 23,729,666
£ 0 0 0 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472 1,977,472
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Centre - Agri 234,503 £ 2,814,034
(A16) 2,814,034
£ 12 0 234,503 234,503 234,503 234,503 234,503 234,503 234,503 234,503 234,503 234,503 234,503 234,503 0 0
£
-
NDV Total 26,543,700
£ 0 234,503 234,503 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 2,211,975 1,977,472 1,977,472
Standard Costs
Cost per Qtr
1,288,450 Rural Centre - Agri (A16) 15,461,403
£ 12 15,461,403
£ 0 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 1,288,450 0 0
£ 0 64,423 64,423 64,423 64,423 64,423 64,423 64,423 64,423 64,423 64,423 64,423 64,423 0 0
Contingency 773,070
Other Costs
Sub Total 16,234,473
£ 0 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 1,352,873 0 0
Professional fees 10.00% 1,623,447
£ 0 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 0 0
CIL
Sub Total 1,623,447
£ 0 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 135,287 0 0
CIL Payment 1 -
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
£ -
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Payment 2 -
£
£ -
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Payment 3 -
£
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Rural Centre - Agri (A16) 750,000
£ 750,000
£ 0 0 0 0 0 750,000 0 0 0 0 0 0 0 0 0
£ 750,000
0 0 0 0 0 750,000 0 0 0 0 0 0 0 0 0
Sub Total
Total Abnormal Costs Sub Total 750,000
£ 0 0 0 0 0 750,000 0 0 0 0 0 0 0 0 0
Total Costs 18,607,921
£ 0 1,488,160 1,488,160 1,488,160 1,488,160 2,238,160 1,488,160 1,488,160 1,488,160 1,488,160 1,488,160 1,488,160 1,488,160 0 0
£
-
Developer's profit on GDV % of GDV 20.00% 4,745,933
£ 0 0 0 395,494 395,494 395,494 395,494 395,494 395,494 395,494 395,494 395,494 395,494 395,494 395,494
£ 0 14,070 14,070 14,070 14,070 14,070 14,070 14,070 14,070 14,070 14,070 14,070 14,070 0 0
% of GDV affordable 6% 168,842
£ 3,021,004
0 -1,267,727 -1,267,727 314,250 314,250 -435,750 314,250 314,250 314,250 314,250 314,250 314,250 314,250 1,581,978 1,581,978
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -1,267,727 -2,556,189 -2,283,745 -2,006,846 -2,475,418 -2,201,653 -1,923,411 -1,640,618 -1,353,201 -1,061,082 -764,186 -462,434 1,111,981 2,693,959
Interest 7.00% 327,046
-£ 0 -20,734 -41,807 -37,351 -32,822 -40,486 -36,008 -31,458 -26,833 -22,132 -17,354 -12,498 -7,563 0 0
Residual Sum for quarter after interest 2,693,959
£ 0 -1,288,461 -1,309,534 276,899 281,428 -476,235 278,242 282,793 287,418 292,119 296,896 301,752 306,687 1,581,978 1,581,978
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 2,113,047
14
Residual land value £ 2,113,047
Site acquisition costs 5.80% £ 122,557
MV (Residual Sum available to offer for Development Opportunity) £ 1,990,490

Cash Flow
1 of 2
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10 Qtr 11
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3 Year 3
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2 3
Rural Centre - PDL - office (K2) 44,697,908 £ 1,489,930 30 44,697,908
£ 0 0 0 0 0 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930
£
Investment value of ground rents Rural Centre - PDL - office (K2) - £ -
-
£ 0 0 0 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £44,697,908 0 0 0 0 0 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930
Costs of Sale
Marketing costs 3.00% 1,340,937
£ 0 0 0 0 0 44,698 44,698 44,698 44,698 44,698 44,698
£ 0 0 0 0 0 7,450 7,450 7,450 7,450 7,450 7,450
Legal fees 0.50% 223,490
Sub Total -£1,564,427 0 0 0 0 0 52,148 52,148 52,148 52,148 52,148 52,148
Speculative NDV 43,133,481
£ 0 0 0 0 0 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Centre - PDL 170,503 £ 5,115,077
- office (K2) 5,115,077
£ 30 0 170,503 170,503 170,503 170,503 170,503 170,503 170,503 170,503 170,503 170,503
£
-
NDV Total 48,248,558
£ 0 170,503 170,503 170,503 170,503 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285
Standard Costs
Cost per Qtr
936,808 Rural Centre - PDL - office (K2) 28,104,236
£ 30 28,104,236
£ 0 936,808 936,808 936,808 936,808 936,808 936,808 936,808 936,808 936,808 936,808
£ 0 46,840 46,840 46,840 46,840 46,840 46,840 46,840 46,840 46,840 46,840
Contingency 1,405,212
Other Costs
Sub Total 29,509,448
£ 0 983,648 983,648 983,648 983,648 983,648 983,648 983,648 983,648 983,648 983,648
Professional fees 10.00% 2,950,945
£ 0 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365
CIL
Sub Total 2,950,945
£ 0 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365
CIL Rural Centre - PDL - office (K2) -
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Rural Centre - PDL - office (K2) 1,360,000
£ 1,360,000
£ 0 0 0 0 0 0 1,360,000 0 0 0 0
£ 1,360,000
0 0 0 0 0 0 1,360,000 0 0 0 0
Sub Total
Total Abnormal Costs Sub Total 1,360,000
£ 0 0 0 0 0 0 1,360,000 0 0 0 0
Total Costs 33,820,392
£ 0 1,082,013 1,082,013 1,082,013 1,082,013 1,082,013 2,442,013 1,082,013 1,082,013 1,082,013 1,082,013
£
-
Developer's profit on GDV % of GDV 20.00% 8,626,696
£ 0 0 0 0 0 287,557 287,557 287,557 287,557 287,557 287,557
£ 0 10,230 10,230 10,230 10,230 10,230 10,230 10,230 10,230 10,230 10,230
% of GDV affordable 6% 306,905
£ 5,494,565
0 -921,741 -921,741 -921,741 -921,741 228,486 -1,131,514 228,486 228,486 228,486 228,486
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -921,741 -1,858,557 -2,810,694 -3,778,404 -3,611,715 -4,802,300 -4,652,356 -4,499,961 -4,345,073 -4,187,651
Interest 7.00% 1,339,012
-£ 0 -15,075 -30,397 -45,969 -61,796 -59,070 -78,542 -76,090 -73,597 -71,064 -68,490
Residual Sum for quarter after interest 4,155,553
£ 0 -936,816 -952,138 -967,710 -983,537 169,415 -1,210,057 152,396 154,888 157,421 159,996
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 2,303,873
34
Residual land value £ 2,303,873
Site acquisition costs 5.80% £ 133,625
MV (Residual Sum available to offer for Development Opportunity) £ 2,170,248

Cash Flow
2 of 2
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Revenue
Revenue per Qtr
Project
Totals
Rural Centre - PDL - office (K2) 44,697,908 £ 1,489,930 30 £ 44,697,908
£
Qtr 12 Qtr 13 Qtr 14 Qtr 15 Qtr 16 Qtr 17 Qtr 18 Qtr 19 Qtr 20
Year 3 Year 4 Year 4 Year 4 Year 4 Year 5 Year 5 Year 5 Year 5
4 1 2 3 4 1 2 3 4
1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930
Investment value of ground rents Rural Centre - PDL - office (K2) -
£
-
£ -
£
0 0 0 0 0 0 0 0 0
GDV before costs of sale Sub Total £44,697,908
Costs of Sale
Marketing costs 3.00% £ 1,340,937
Legal fees 0.50% £ 223,490
1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930 1,489,930
44,698 44,698 44,698 44,698 44,698 44,698 44,698 44,698 44,698
7,450 7,450 7,450 7,450 7,450 7,450 7,450 7,450 7,450
Sub Total -£1,564,427
52,148 52,148 52,148 52,148 52,148 52,148 52,148 52,148 52,148
Speculative NDV £ 43,133,481
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Centre - PDL 170,503 £ 5,115,077
- office (K2) 5,115,077
£ 30
1,437,783 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783 1,437,783
170,503 170,503 170,503 170,503 170,503 170,503 170,503 170,503 170,503
£
-
NDV Total £ 48,248,558
1,608,285 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285 1,608,285
Standard Costs
Cost per Qtr
936,808 Rural Centre - PDL - office (K2) 28,104,236
£ 30 £ 28,104,236
£ 1,405,212
Contingency
936,808 936,808 936,808 936,808 936,808 936,808 936,808 936,808 936,808
46,840 46,840 46,840 46,840 46,840 46,840 46,840 46,840 46,840
Other Costs
Sub Total £ 29,509,448
Professional fees 10.00% £ 2,950,945
983,648 983,648 983,648 983,648 983,648 983,648 983,648 983,648 983,648
98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365
CIL
Sub Total £ 2,950,945
98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365 98,365
CIL Rural Centre - PDL - office (K2) £ -
£
-
£ -
£
-
£ -
£
-
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
Sub Total £
-
0 0 0 0 0 0 0 0 0
Section 106 Costs Rural Centre - PDL - office (K2) £ 1,360,000
£ 1,360,000
Sub Total £ 1,360,000
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
Total Abnormal Costs Sub Total £ 1,360,000
0 0 0 0 0 0 0 0 0
Total Costs £ 33,820,392
1,082,013 1,082,013 1,082,013 1,082,013 1,082,013 1,082,013 1,082,013 1,082,013 1,082,013
£
-
Developer's profit on GDV % of GDV 20.00% £ 8,626,696
% of GDV affordable 6% £ 306,905
Residual Sum before interest £ 5,494,565
287,557 287,557 287,557 287,557 287,557 287,557 287,557 287,557 287,557
10,230 10,230 10,230 10,230 10,230 10,230 10,230 10,230 10,230
228,486 228,486 228,486 228,486 228,486 228,486 228,486 228,486 228,486
Cumulative residual balance for interest calculation
-4,027,656 -3,865,043 -3,699,771 -3,531,796 -3,361,073 -3,187,558 -3,011,206 -2,831,969 -2,649,801
Interest 7.00% -£ 1,339,012
-65,873 -63,213 -60,510 -57,763 -54,971 -52,133 -49,249 -46,317 -43,338
Residual Sum for quarter after interest £ 4,155,553
162,613 165,272 167,975 170,722 173,515 176,353 179,237 182,168 185,148
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£
2,303,873
Residual land value £ 2,303,873
Site acquisition costs 5.80% £ 133,625
MV (Residual Sum available to offer for Development Opportunity) £ 2,170,248

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2
Revenue per Qtr Totals 1 2 3 4 1 2 3 4
Sust Villages PDL car park (D3) 1,177,966 £ 392,655 4 1,177,966
£ 0 0 0 0 0 392,655 392,655 392,655
£
Investment value of ground rents Sust Villages PDL car park (D3) - £ -
-
£ 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £1,177,966 0 0 0 0 0 392,655 392,655 392,655
Costs of Sale
Marketing costs 3.00% 35,339
£ 0 0 0 0 0 11,780 11,780 11,780
£ 0 0 0 0 0 1,963 1,963 1,963
Legal fees 0.50% 5,890
Sub Total -£41,229 0 0 0 0 0 13,743 13,743 13,743
Speculative NDV 1,136,737
£ 0 0 0 0 0 378,912 378,912 378,912
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Sust Villages PDL 33,701 £ 134,802
car park (D3) 134,802
£ 4 0 33,701 33,701 33,701 33,701 0 0 0
£
-
NDV Total 1,271,539
£ 0 33,701 33,701 33,701 33,701 378,912 378,912 378,912
Standard Costs
Cost per Qtr
185,164 Sust Villages PDL car park (D3) 740,657
£ 4 740,657
£ 0 185,164 185,164 185,164 185,164 0 0 0
£ 0 9,258 9,258 9,258 9,258 0 0 0
Contingency 37,033
Other Costs
Sub Total 777,690
£ 0 194,422 194,422 194,422 194,422 0 0 0
Professional fees 10.00% 77,769
£ 0 19,442 19,442 19,442 19,442 0 0 0
CIL
Sub Total 77,769
£ 0 19,442 19,442 19,442 19,442 0 0 0
CIL Sust Villages PDL car park (D3) -
£ -
£ 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0
Section 106 Costs Sust Villages PDL car park (D3) 35,000
£ 35,000
£ 0 0 0 0 0 0 35,000 0
£ 35,000
0 0 0 0 0 0 35,000 0
Sub Total
Total Abnormal Costs Sub Total 35,000
£ 0 0 0 0 0 0 35,000 0
Total Costs 890,459
£ 0 213,865 213,865 213,865 213,865 0 35,000 0
£
-
Developer's profit on GDV % of GDV 20.00% 227,347
£ 0 0 0 0 0 75,782 75,782 75,782
£ 0 2,022 2,022 2,022 2,022 0 0 0
% of GDV affordable 6% 8,088
£ 145,645
0 -182,186 -182,186 -182,186 -182,186 303,130 268,130 303,130
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -182,186 -367,352 -555,546 -746,819 -455,903 -195,230 104,707
Interest 7.00% 40,937
-£ 0 -2,980 -6,008 -9,086 -12,214 -7,456 -3,193 0
Residual Sum for quarter after interest 104,707
£ 0 -185,166 -188,194 -191,272 -194,400 295,673 264,937 303,130
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 92,733
7
Residual land value £ 92,733
Site acquisition costs 5.80% £
5,379
MV (Residual Sum available to offer for Development Opportunity) £ 87,354

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2
Sust Villages - Agri (S3) 2,599,267 £ 519,853 4 2,599,267
£ 0 0 0 0 0 519,853 519,853 519,853 519,853 519,853
£
Investment value of ground rents Sust Villages - Agri (S3) - £ -
-
£ 0 0 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £2,599,267 0 0 0 0 0 519,853 519,853 519,853 519,853 519,853
Costs of Sale
Marketing costs 3.00% 77,978
£ 0 0 0 0 0 15,596 15,596 15,596 15,596 15,596
£ 12,996
0 0 0 0 0 2,599 2,599 2,599 2,599 2,599
Legal fees 0.50%
Sub Total -£90,974 0 0 0 0 0 18,195 18,195 18,195 18,195 18,195
Speculative NDV 2,508,292
£ 0 0 0 0 0 501,658 501,658 501,658 501,658 501,658
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Sust Villages - Agri 74,363 £ 297,451
(S3) 297,451
£ 4 0 74,363 74,363 74,363 74,363 0 0 0 0 0
£
-
NDV Total 2,805,744
£ 0 74,363 74,363 74,363 74,363 501,658 501,658 501,658 501,658 501,658
Standard Costs
Cost per Qtr
408,578 Sust Villages - Agri (S3) 1,634,314
£ 4 1,634,314
£ 0 408,578 408,578 408,578 408,578 0 0 0 0 0
£ 0 20,429 20,429 20,429 20,429 0 0 0 0 0
Contingency 81,716
Other Costs
Sub Total 1,716,029
£ 0 429,007 429,007 429,007 429,007 0 0 0 0 0
Professional fees 10.00% 171,603
£ 0 42,901 42,901 42,901 42,901 0 0 0 0 0
CIL
Sub Total 171,603
£ 0 42,901 42,901 42,901 42,901 0 0 0 0 0
CIL Sust Villages - Agri (S3) -
£ -
£ 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Sust Villages - Agri (S3) 70,000
£ 70,000
£ 0 0 0 0 0 0 70,000 0 0 0
£ 70,000
0 0 0 0 0 0 70,000 0 0 0
Sub Total
Total Abnormal Costs Sub Total 70,000
£ 0 0 0 0 0 0 70,000 0 0 0
Total Costs 1,957,632
£ 0 471,908 471,908 471,908 471,908 0 70,000 0 0 0
£
-
Developer's profit on GDV % of GDV 20.00% 501,658
£ 0 0 0 0 0 100,332 100,332 100,332 100,332 100,332
£ 0 4,462 4,462 4,462 4,462 0 0 0 0 0
% of GDV affordable 6% 17,847
£ 328,606
0 -402,007 -402,007 -402,007 -402,007 401,327 331,327 401,327 401,327 401,327
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -402,007 -810,589 -1,225,853 -1,647,909 -1,273,534 -963,036 -577,460 -185,578 212,714
Interest 7.00% 115,892
-£ 0 -6,575 -13,257 -20,049 -26,952 -20,829 -15,751 -9,444 -3,035 0
Residual Sum for quarter after interest 212,714
£ 0 -408,582 -415,264 -422,056 -428,959 380,498 315,576 391,882 398,292 401,327
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 181,964
9
Residual land value £ 181,964
Site acquisition costs 5.80% £ 10,554
MV (Residual Sum available to offer for Development Opportunity) £ 171,410

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10 Qtr 11
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3 Year 3
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2 3
Sust Village - G'Field (MO8) 11,611,375 £ 1,935,229 6 11,611,375
£ 0 0 0 0 0 1,935,229 1,935,229 1,935,229 1,935,229 1,935,229 1,935,229
£
Investment value of ground rents Sust Village - G'Field (MO8) - £ -
-
£ 0 0 0 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £11,611,375 0 0 0 0 0 1,935,229 1,935,229 1,935,229 1,935,229 1,935,229 1,935,229
Costs of Sale
Marketing costs 3.00% 348,341
£ 0 0 0 0 0 58,057 58,057 58,057 58,057 58,057 58,057
£ 0 0 0 0 0 9,676 9,676 9,676 9,676 9,676 9,676
Legal fees 0.50% 58,057
Sub Total -£406,398 0 0 0 0 0 67,733 67,733 67,733 67,733 67,733 67,733
Speculative NDV 11,204,977
£ 0 0 0 0 0 1,867,496 1,867,496 1,867,496 1,867,496 1,867,496 1,867,496
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Sust Village - G'Field 221,461 £ 1,328,766
(MO8) 1,328,766
£ 6 0 221,461 221,461 221,461 221,461 221,461 221,461 0 0 0 0
£
-
NDV Total 12,533,743
£ 0 221,461 221,461 221,461 221,461 2,088,957 2,088,957 1,867,496 1,867,496 1,867,496 1,867,496
Standard Costs
Cost per Qtr
1,216,794 Sust Village - G'Field (MO8) 7,300,763
£ 6 7,300,763
£ 0 1,216,794 1,216,794 1,216,794 1,216,794 1,216,794 1,216,794 0 0 0 0
£ 0 60,840 60,840 60,840 60,840 60,840 60,840 0 0 0 0
Contingency 365,038
Other Costs
Sub Total 7,665,801
£ 0 1,277,633 1,277,633 1,277,633 1,277,633 1,277,633 1,277,633 0 0 0 0
Professional fees 10.00% 766,580
£ 0 127,763 127,763 127,763 127,763 127,763 127,763 0 0 0 0
CIL
Sub Total 766,580
£ 0 127,763 127,763 127,763 127,763 127,763 127,763 0 0 0 0
CIL Sust Village - G'Field (MO8) -
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Sust Village - G'Field (MO8) 345,000
£ 345,000
£ 0 0 0 0 0 0 345,000 0 0 0 0
£ 345,000
0 0 0 0 0 0 345,000 0 0 0 0
Sub Total
Total Abnormal Costs Sub Total 345,000
£ 0 0 0 0 0 0 345,000 0 0 0 0
Total Costs 8,777,381
£ 0 1,405,397 1,405,397 1,405,397 1,405,397 1,405,397 1,750,397 0 0 0 0
£
-
Developer's profit on GDV % of GDV 20.00% 2,240,995
£ 0 0 0 0 0 373,499 373,499 373,499 373,499 373,499 373,499
£ 0 13,288 13,288 13,288 13,288 13,288 13,288 0 0 0 0
% of GDV affordable 6% 79,726
£ 1,435,641
0 -1,197,223 -1,197,223 -1,197,223 -1,197,223 296,773 -48,227 1,493,997 1,493,997 1,493,997 1,493,997
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -1,197,223 -2,414,028 -3,650,733 -4,907,664 -4,691,157 -4,816,108 -3,400,879 -1,962,504 -500,604 985,206
Interest 7.00% 450,435
-£ 0 -19,581 -39,482 -59,708 -80,266 -76,725 -78,768 -55,622 -32,097 -8,187 0
Residual Sum for quarter after interest 985,206
£ 0 -1,216,804 -1,236,705 -1,256,932 -1,277,489 220,049 -126,995 1,438,375 1,461,900 1,485,809 1,493,997
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 828,291
10
Residual land value £ 828,291
Site acquisition costs 5.80% £ 48,041
MV (Residual Sum available to offer for Development Opportunity) £ 780,250

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10 Qtr 11 Qtr 12
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3 Year 3 Year 3
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2 3 4
Rural Villages - G'Field (CN10) 742,648 £ 106,093 10 742,648
£ 0 0 0 0 0 106,093 106,093 106,093 106,093 106,093 106,093 106,093
£
Investment value of ground rents Rural Villages - G'Field (CN10) - £ -
-
£ 0 0 0 0 0 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £742,648 0 0 0 0 0 106,093 106,093 106,093 106,093 106,093 106,093 106,093
Costs of Sale
Marketing costs 3.00% 22,279
£ 0 0 0 0 0 3,183 3,183 3,183 3,183 3,183 3,183 3,183
£ 0 0 0 0 0 530 530 530 530 530 530 530
Legal fees 0.50% 3,713
Sub Total -£25,993 0 0 0 0 0 3,713 3,713 3,713 3,713 3,713 3,713 3,713
Speculative NDV 716,655
£ 0 0 0 0 0 102,379 102,379 102,379 102,379 102,379 102,379 102,379
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Villages - 8,499 £ 84,986
G'Field (CN10) 84,986
£ 10 0 8,499 8,499 8,499 8,499 8,499 8,499 8,499 8,499 8,499 8,499 0
£
-
NDV Total 801,641
£ 0 8,499 8,499 8,499 8,499 110,878 110,878 110,878 110,878 110,878 110,878 102,379
Standard Costs
Cost per Qtr
Rural Villages - G'Field (CN10) 466,947
£ 46,695 10 466,947
£ 0 46,695 46,695 46,695 46,695 46,695 46,695 46,695 46,695 46,695 46,695 0
£ 0 2,335 2,335 2,335 2,335 2,335 2,335 2,335 2,335 2,335 2,335 0
Contingency 23,347
Other Costs
Sub Total 490,294
£ 0 49,029 49,029 49,029 49,029 49,029 49,029 49,029 49,029 49,029 49,029 0
Professional fees 10.00% 49,029
£ 0 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 0
CIL
Sub Total 49,029
£ 0 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 4,903 0
CIL Rural Villages - G'Field (CN10) -
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Rural Villages - G'Field (CN10) 20,000
£ 20,000
£ 0 0 0 0 0 0 20,000 0 0 0 0 0
£ 20,000
0 0 0 0 0 0 20,000 0 0 0 0 0
Sub Total
Total Abnormal Costs Sub Total 20,000
£ 0 0 0 0 0 0 20,000 0 0 0 0 0
Total Costs 559,324
£ 0 53,932 53,932 53,932 53,932 53,932 73,932 53,932 53,932 53,932 53,932 0
£
-
Developer's profit on GDV % of GDV 20.00% 143,331
£ 0 0 0 0 0 20,476 20,476 20,476 20,476 20,476 20,476 20,476
£ 0 510 510 510 510 510 510 510 510 510 510 0
% of GDV affordable 6% 5,099
£ 93,887
0 -45,944 -45,944 -45,944 -45,944 35,960 15,960 35,960 35,960 35,960 35,960 81,903
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -45,944 -92,639 -140,098 -188,333 -155,453 -142,036 -108,399 -74,212 -39,466 -4,152 77,684
Interest 7.00% 16,204
-£ 0 -751 -1,515 -2,291 -3,080 -2,542 -2,323 -1,773 -1,214 -645 -68 0
Residual Sum for quarter after interest 77,684
£ 0 -46,695 -47,459 -48,235 -49,024 33,417 13,637 34,187 34,746 35,314 35,892 81,903
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 64,188
11
Residual land value £ 64,188
Site acquisition costs 5.80% £
3,723
MV (Residual Sum available to offer for Development Opportunity) £ 60,465

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2
Revenue per Qtr Totals 1 2 3 4 1 2 3
Rural Villages - Agri (CN3) 1,682,808 £ 1,682,808 4 1,682,808
£ 0 0 0 0 1,682,808 0 0
£
Investment value of ground rents Rural Villages - Agri (CN3) - £ -
-
£ 0 0 0 0 0 0 0
£
GDV before costs of sale Sub Total £1,682,808 0 0 0 0 1,682,808 0 0
Costs of Sale
Marketing costs 3.00% 50,484
£ 0 0 0 0 50,484 0 0
£ 0 0 0 0 8,414 0 0
Legal fees 0.50% 8,414
Sub Total -£58,898 0 0 0 0 58,898 0 0
Speculative NDV 1,623,910
£ 0 0 0 0 1,623,910 0 0
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Villages - 48,144 £ 192,575
Agri (CN3) 192,575
£ 4 0 48,144 48,144 48,144 48,144 0 0
£
-
NDV Total 1,816,485
£ 0 48,144 48,144 48,144 1,672,053 0 0
Standard Costs
Cost per Qtr
264,520 Rural Villages - Agri (CN3) 1,058,082
£ 4 1,058,082
£ 0 264,520 264,520 264,520 264,520 0 0
£ 0 13,226 13,226 13,226 13,226 0 0
Contingency 52,904
Other Costs
Sub Total 1,110,986
£ 0 277,746 277,746 277,746 277,746 0 0
Professional fees 10.00% 111,099
£ 0 27,775 27,775 27,775 27,775 0 0
CIL
Sub Total 111,099
£ 0 27,775 27,775 27,775 27,775 0 0
CIL Rural Villages - Agri (CN3) -
£ -
£ 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0
Section 106 Costs Rural Villages - Agri (CN3) 50,000
£ 50,000
£ 0 0 0 0 0 0 50,000
£ 50,000
0 0 0 0 0 0 50,000
Sub Total
Total Abnormal Costs Sub Total 50,000
£ 0 0 0 0 0 0 50,000
Total Costs 1,272,084
£ 0 305,521 305,521 305,521 305,521 0 50,000
£
-
Developer's profit on GDV % of GDV 20.00% 324,782
£ 0 0 0 0 324,782 0 0
£ 0 2,889 2,889 2,889 2,889 0 0
% of GDV affordable 6% 11,554
£ 208,064
0 -260,266 -260,266 -260,266 1,038,862 0 -50,000
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -260,266 -524,789 -793,638 232,244 232,244 182,244
Interest 7.00% 25,820
-£ 0 -4,257 -8,583 -12,980 0 0 0
Residual Sum for quarter after interest 182,244
£ 0 -264,523 -268,849 -273,246 1,038,862 0 -50,000
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 167,102
5
Residual land value £ 167,102
Site acquisition costs 5.80% £
9,692
MV (Residual Sum available to offer for Development Opportunity) £ 157,410

Cash Flow
1 of 1
04/03/2013
Rural schemes appraisal base
LOCAL PLAN AND CIL VIABILITY MODEL
Local Authority
North West Leicestershire - Local Plan Viability
Area(s)
Author
Date 28 January 2013
Reference
0
0
0
DEVELOPMENT PERIOD CASHFLOW
dev hectarage 0.000
dev acreage 0.000
Qtr 1 Qtr 2 Qtr 3 Qtr 4 Qtr 5 Qtr 6 Qtr 7 Qtr 8 Qtr 9 Qtr 10 Qtr 11 Qtr 12 Qtr 13 Qtr 14 Qtr 15 Qtr 16 Qtr 17
Revenue
Project Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2 Year 3 Year 3 Year 3 Year 3 Year 4 Year 4 Year 4 Year 4 Year 5
Revenue per Qtr Totals 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1
Rural Villages - Agri (OS1) 6,226,389 £ 691,821 9 6,226,389
£ 0 0 0 0 0 0 0 0 691,821 691,821 691,821 691,821 691,821 691,821 691,821 691,821 691,821
£
Investment value of ground rents Rural Villages - Agri (OS1) - £ -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
£ -
GDV before costs of sale Sub Total £6,226,389 0 0 0 0 0 0 0 0 691,821 691,821 691,821 691,821 691,821 691,821 691,821 691,821 691,821
Costs of Sale
186,792
0 0 0 0 0 0 0 0 20,755 20,755 20,755 20,755 20,755 20,755 20,755 20,755 20,755
Marketing costs 3.00% £
£ 0 0 0 0 0 0 0 0 3,459 3,459 3,459 3,459 3,459 3,459 3,459 3,459 3,459
Legal fees 0.50% 31,132
Sub Total -£217,924 0 0 0 0 0 0 0 0 24,214 24,214 24,214 24,214 24,214 24,214 24,214 24,214 24,214
Speculative NDV 6,008,466
£ 0 0 0 0 0 0 0 0 667,607 667,607 667,607 667,607 667,607 667,607 667,607 667,607 667,607
Affordable Housing Revenue
No fees on sale Revenue per Qtr £
-
Rural Villages - 79,170 £ 712,527
Agri (OS1) 712,527
£ 9 0 79,170 79,170 79,170 79,170 79,170 79,170 79,170 79,170 79,170 0 0 0 0 0 0 0
£
-
NDV Total 6,720,993
£ 0 79,170 79,170 79,170 79,170 79,170 79,170 79,170 746,777 746,777 667,607 667,607 667,607 667,607 667,607 667,607 667,607
Standard Costs
Cost per Qtr
434,989 Rural Villages - Agri (OS1) 3,914,902
£ 9 3,914,902
£ 0 434,989 434,989 434,989 434,989 434,989 434,989 434,989 434,989 434,989 0 0 0 0 0 0 0
£ 0 21,749 21,749 21,749 21,749 21,749 21,749 21,749 21,749 21,749 0 0 0 0 0 0 0
Contingency 195,745
Other Costs
Sub Total 4,110,647
£ 0 456,739 456,739 456,739 456,739 456,739 456,739 456,739 456,739 456,739 0 0 0 0 0 0 0
Professional fees 10.00% 411,065
£ 0 45,674 45,674 45,674 45,674 45,674 45,674 45,674 45,674 45,674 0 0 0 0 0 0 0
CIL
Sub Total 411,065
£ 0 45,674 45,674 45,674 45,674 45,674 45,674 45,674 45,674 45,674 0 0 0 0 0 0 0
CIL Rural Villages - Agri (OS1) -
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
-
£ -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Sub Total -
£ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Section 106 Costs Rural Villages - Agri (OS1) 185,000
£ 185,000
£ 0 0 0 0 0 0 185,000 0 0 0 0 0 0 0 0 0 0
£ 185,000
0 0 0 0 0 0 185,000 0 0 0 0 0 0 0 0 0 0
Sub Total
Total Abnormal Costs Sub Total 185,000
£ 0 0 0 0 0 0 185,000 0 0 0 0 0 0 0 0 0 0
Total Costs 4,706,712
£ 0 502,412 502,412 502,412 502,412 502,412 687,412 502,412 502,412 502,412 0 0 0 0 0 0 0
£
-
Developer's profit on GDV % of GDV 20.00% 1,201,693
£ 0 0 0 0 0 0 0 0 133,521 133,521 133,521 133,521 133,521 133,521 133,521 133,521 133,521
£ 0 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 4,750 0 0 0 0 0 0 0
% of GDV affordable 6% 42,752
£ 769,836
0 -427,993 -427,993 -427,993 -427,993 -427,993 -612,993 -427,993 106,093 106,093 534,086 534,086 534,086 534,086 534,086 534,086 534,086
Residual Sum before interest
Cumulative residual balance for interest calculation 0 -427,993 -862,986 -1,305,093 -1,754,431 -2,211,118 -2,860,274 -3,335,047 -3,283,499 -3,231,108 -2,749,868 -2,260,756 -1,763,645 -1,258,404 -744,900 -222,997 307,442
Interest 7.00% 462,394
-£ 0 -7,000 -14,114 -21,345 -28,694 -36,163 -46,780 -54,545 -53,702 -52,845 -44,974 -36,975 -28,845 -20,581 -12,183 -3,647 0
Residual Sum for quarter after interest 307,442
£ 0 -434,993 -442,107 -449,338 -456,687 -464,156 -659,773 -482,538 52,391 53,248 489,111 497,111 505,241 513,504 521,903 530,439 534,086
Land Value
per developable acre
per developable hectare
#DIV/0!
#DIV/0!
£ 232,923
16
Residual land value £ 232,923
Site acquisition costs 5.80% £ 13,510
MV (Residual Sum available to offer for Development Opportunity) £ 219,413