Preliminary Draft Charging Schedule

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Object

Preliminary Draft Charging Schedule

CIL Preliminary Draft Charging Schedule

Representation ID: 56165

Received: 29/07/2013

Respondent: Trilogy

Agent: Nathaniel Lichfield & Partners

Representation Summary:

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.

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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%

Full text:

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

Representation Summary:

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.

Full text:

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

Representation Summary:

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

Full text:

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

Representation Summary:

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.

Full text:

see attached

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