Preliminary Draft Charging Schedule
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Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 56165
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63313
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63314
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63315
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63316
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63317
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63318
Received: 29/07/2013
Respondent: Trilogy
Agent: 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%
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63319
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached
Support
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63320
Received: 29/07/2013
Respondent: Trilogy
Agent: Nathaniel Lichfield & Partners
Office Use -concurs with the conclusion that new office developments are unlikely to be viable unless rents increase significantly.
see attached
Object
Preliminary Draft Charging Schedule
CIL Preliminary Draft Charging Schedule
Representation ID: 63321
Received: 29/07/2013
Respondent: Trilogy
Agent: 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.
see attached