We are looking for offers for this site on the following basis:
1. Unencumbered offers for the site now with the existing outline planning consent
2. Subject to an additional planning application for reserved matters
This offer should be made incorporating the following information:
a. Headline price on a greenfield basis ignoring the requirement for affordable housing.
b. Details of all abnormal costs that will be taken account of including the following:
1. Abnormal foundation costs
2. Affordable housing
3. Surface water drainage
4. Raising finished floor levels and the relationship between this point and No. 3 above.
Please note all offers will need to take account of the following:
• The successful developer will be required to undertake a viability assessment for the purposes of establishing the potential to reduce affordable housing numbers. In addition we also believe there may be an opportunity to replace some or all of the affordable housing with specific dwellings with local demand.
• The aim with abnormal costs is to create a minimum and maximum price within any contract which can then allow the abnormal cost to be dealt with on an open book basis.
• The offer will be subject to overage and other detailed conditions contained within these particulars.
This development opportunity exists in the area of Stakepool, at the westerly edge of the village of Pilling in the Wyre Borough Council area. The village is served by the adjacent market towns of Garstang and Poulton-le-Fylde and the village is known for its quality of life and rural aspects.
Planning consent was granted by Wyre Borough Council on 1st May 2015 for the erection of up to 40 dwellings in outline Application Reference 14/00526/OUTMAJ. The scheme was approved with a total of 16 conditions and was granted on 1st May 2015. The planning consent document is attached to the rear of these particulars for information purposes.
The planning permission is subject to a S106 Agreement which has a requirement to make a Transport Works Contribution of £25,000 payable on or before commencement. There are no other Section 106 obligations.
A masterplan was submitted with the planning application which broadly outlines the way in which the site should be developed.
Affordable Housing: The current affordable housing requirement is dealt with by way of condition. This determines the need for not less than 30% of housing being of an affordable nature.
In our opinion having liaised with the Parish Council and looked at the area generally, bearing in mind the number of affordable houses that are in the pipeline and the potential abnormal costs associated with this scheme there may be the opportunity subject to a viability assessment to reduce the number of affordable homes or replace the dwellings with a lesser number of single storey bungalows. We are aware of demand for bungalows in this locality from a variety of sources. However there have been no formal discussions with the planning authority and as such any variations need to be properly justified and agreed with Wyre BC.
Engineering Constraints: The site will need to have engineering solutions for the abnormal conditions that we are aware of and these include the following:
A. Surface water drainage
B. Raising the finished floor levels in line with the approved flood risk assessment.
C. In conjunction with the above the land levels at the site should be raised in accordance with the relevant plan unless otherwise agreed for example if an exception can be made through simply raising the finished ground levels of the dwellings without having to raise the entire site.
D. It can be seen within the Supplementary Site Investigation (September 2015) that there are two potential foundation solutions to deal with ground conditions, namely vibro stone columns or piling. Other solutions may be appropriate and cost effective and we anticipate that developers will review matters further.
Viability Assessment: We believe there are sound commercial and practical reasons for a viability assessment to be run in respect of the proposed development with regard to affordable housing and associated abnormal costs.
We would expect the successful bidder to prepare an assessment for minimising or eradicating affordable housing and thereafter making a robust case to the planning authority to either reduce or eradicate the affordable housing contribution.
Documentation: The following documents are available in an electronic format from the selling agents offices:
• Section 106 Agreement • Decision Notice
• Site Location Plan • Flood Risk Assessment June 2014 Appendices
• Ground Investigation Report • Supplementary Site Investigation
• Land Quality Assessment • Flood Risk Assessment
• Design and Access Statement • Statement of Community Involvement
• Foul Sewer Assessment • Proposed Site Layout Plan
• Planning Statement • Sequential and Exceptions test
• Tree Report • Transport Statement
• Topographical Survey • Flood Risk assessment June 2014
• Tree Plan (to be retained and proposed)
Please note that gas monitoring is continuing upon site and will do for several months.
Overage: Please note that the site will be sold subject to an overage provision the details of which will be agreed prior to exchange of contracts.
Planning Consultants: The planning consultants that have worked on this site are:
De Pol Associates Ltd
Stanifield Business Park
Tel: 01772 888 488
We would look for purchasers to utilise these planning consultants and all existing documentation would be novated across to the purchaser.
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