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Overview and Purpose of Development Viability SPG
1.1.1Belfast·SPG002 Development Viability
This Supplementary Planning Guidance (SPG) provides additional advice and guidance specific to development viability considerations in Belfast. The guidance focuses on residential viability. However,
dwellingcommercialnon-domesticViability in Belfast Plan Strategy Policy HOU5: Affordable Housing
3.2.2Belfast·SPG002 Development Viability
Viability is specifically mentioned within the policy wording of Policy HOU5: Affordable housing, where it states that the Council will consider suitable alternatives on a case by case basis "where it
dwellingflatsResidential Values and Market Analysis
4.4Belfast·SPG002 Development Viability
While development costs are considered broadly comparable across the city, values vary significantly. High level research undertaken to inform the Council's approach to viability assessment paid parti
dwellingflatssite-planningDeveloper return consideration after risk realisation
4.5.5Belfast·SPG002 Development Viability
Where a developer return has been reduced as a result of risk realisation and viability is still a concern, a minimum developer return for a site-specific viability assessment should be agreed with th
non-domesticdwellingflatscommercialBenchmark construction costs for viability assessment
4.6.1Belfast·SPG002 Development Viability
Development costs can vary due to location, development type, storey height and building use. However, benchmark construction costs for key development types help set a starting point for the consider
dwellingflatsOther development cost assumptions
4.6.2Belfast·SPG002 Development Viability
Other costs associated with the development of land included professional, marketing and legal fees, and Stamp Duty Land Tax. These are summarised in Figure 4.4 below. Figure 4.4: Other development c
dwellingnon-domesticflatscommercialViability considerations for historic built environment developments
4.6.3Belfast·SPG002 Development Viability
As recognised in the policy context, viability is often an important issue in respect of development proposals affecting built heritage. In the case of listed buildings and non-listed buildings within
conservationdwellingnon-domesticcommercialFinancing Arrangements
4.7.3Belfast·SPG002 Development Viability
Financing arrangements can also be factored into the cost of development, with 50 dwellings employed as a threshold. There is no difference between market and affordable housing in this respect.
dwellingBuild to Rent: Overview and Council Support
4.8.1, 4.8.2, 4.8.3Belfast·SPG002 Development Viability
Alternative funding models are often used in relation to Build to Rent (BTR) developments, which rely on institutional and/or international investors who must commit to the entirety of a project in on
dwellingsite-planningBuild to Rent Viability Assumptions
4.8.4, 4.8.5Belfast·SPG002 Development Viability
The assumptions outlined in Figure 4.5 below can therefore be used for large scale BTR development in the city centre. Whilst a maximum of 10% developer return may be accepted, sensitivity analysis u
dwellingsite-planningBuild to Rent (BTR) Financial Assumptions
Figure 4.5Belfast·SPG002 Development Viability
Type Cost Measure Developer return: 10% (for schemes which are forward funded or sold to an institutional investor) of Gross Development Value (GDV); 15% (for debt-based investments) of Gross Developm
dwellingflatsLocal Mitigation Measures
4.9.2Belfast·SPG002 Development Viability
All new developments are expected to provide mitigation for local impacts, such as public realm improvements or off-site transport work. Based on a review of recent s76 Planning Agreements in Belfast,
dwellingCarbon Reduction Requirements and Testing
4.9.3Belfast·SPG002 Development Viability
While the Plan Strategy sets out a number of policies and supporting text that encourage higher standards of sustainability in new development (e.g. DES1, DES2, ITU3), these are not a mandatory set of
dwellingenergyMeeting policy requirements in exceptional viability cases
4.9.4Belfast·SPG002 Development Viability
As previously outlined, in exceptional cases where the Council accepts that meeting the full policy requirements is unviable, an appropriate balance will need to be struck between the level of develop
non-domesticdwellingviabilitydeveloper-contributionsaffordable-housingPlan Strategy policies considered in viability assessment
Figure 4.6Belfast·SPG002 Development Viability
Scheme typology policies: Policy HOU5 Affordable housing (minimum of 20%); Policy HOU7 Accessible housing (increased size of units to meet criteria); Policy OS3 Open space (≥25 units, 10-15% open spac
dwellingflatsopen-spacedrainageaccessibilitycar-parkingenergyFlexibility in Planning Policy Requirements
20Belfast·SPG002 Development Viability
With regard to other planning policy requirements, for example housing density and mix, retailing and tourism, conservation areas, etc. there may be some scope for flexibility dependent on the specifi
site-planningconservationdwellingcommercialIntroduction to Strategic Plan-wide Viability Assessment
5.1.1Belfast·SPG002 Development Viability
The following sections provide an overview of the outcomes of the strategic plan-wide viability assessment undertaken to inform the development of the LDP. To enable this, a series of hypothetical sit
site-planningnon-domesticdwellingSite Typologies and Viability Testing Approach
5.2.1, 5.2.2Belfast·SPG002 Development Viability
As there is no specific guidance in Northern Ireland that sets out how viability testing should be undertaken, the strategic plan-wide viability assessment followed the established practice of assessi
site-planningdwellingnon-domesticTypologies Used in Viability Assessment
5.2.3Belfast·SPG002 Development Viability
The typologies used in the strategic plan-wide viability assessment include high density city centre apartments, mixed schemes of houses and apartments and lower density, more suburban housing. The de
site-planningdwellingflatsDevelopment Typologies Summary
Figure 5.1Belfast·SPG002 Development Viability
No. dwellings Site Size Density Dwelling Type Site type Sensitivity Locations tested (see Fig 4.2) CC1 CC2 VB1 VB2 VB3 VB4 VB5 1 Small Small Low Houses Brownfield Carbon reduction ✓ ✓ ✓ ✓ 2 Medium Med
dwellingflatsenergysite-planningStrategic plan-wide viability assessment results summary
5.3.2Belfast·SPG002 Development Viability
Figure 5.2 below provides a summary of the outcomes of the testing, arranged by value band (see Figure 4.2). At the outset, it is important to note that, at a broad level, the plan-wide assessment sho
site-planningdwellingValue Band 1 Viability Assessment
Value Band 1Belfast·SPG002 Development Viability
The key factors affecting viability in these locations are the form of development and site value. The majority of policy compliant schemes will be viable, including provision of 20% affordable housin
dwellingflatssite-planningValue Band 2 Viability Assessment
Value Band 2Belfast·SPG002 Development Viability
The form of development is the key determinant of viability in these locations. All policy compliant smaller (up to c. 75 units) schemes of all houses or a mix of houses and flats should be viable. Hi
dwellingflatssite-planningValue Band 3 Viability Assessment
Value Band 3Belfast·SPG002 Development Viability
As for Value Band 2, the form of development is the key determinant of viability in these locations. All policy compliant smaller (up to c. 75 units) schemes of all houses or a mix of houses and flats
dwellingflatsenergyValue Band 4 Viability Assessment
Value Band 4Belfast·SPG002 Development Viability
Residential values in these areas make the delivery of any market schemes (including older persons housing) difficult. A significant increase in values from 2019 levels (c. 18-23%) would be required i
dwellingflatsValue Band 5 Viability Summary
Value Band 5Belfast·SPG002 Development Viability
Residential values in these areas make the delivery of any market schemes (including older persons housing) highly unlikely. A significant increase in values from 2019 levels (c. 50-60%) would be requ
dwellingviability-assessmentlow-value-areasocial-housingSection 76 Planning Agreements for Affordable Housing
6.4.3Belfast·SPG002 Development Viability
Development Management Practice Note 4: Section 76 Planning Agreements outlines that such agreements: "…may be used to secure a proportion of affordable housing or social housing in a new development
dwellingflatsplanning-agreementsGlossary: Build to Rent (BTR)
GlossaryBelfast·SPG002 Development Viability
Build to Rent (BTR): A term used to describe private rented residential property, which is designed for rent instead of for sale. It offers sustainable, quality investments, providing income from shor
dwellingflatsUlster University House Price Index
Belfast·SPG002 Development Viability
Ulster University House Price Index - Ongoing statistics that analyse the performance of the Northern Ireland housing for sale market, the key trends and spatial patterns, providing a robust measure o
dwellingsite-planningUlster University Rental Price Index
Belfast·SPG002 Development Viability
Ulster University Rental Price Index - Ongoing statistics that analyse the performance of the Northern Ireland house rental market trends and patterns at a regional level, providing a robust measure o
dwellingsite-planningValue Band Areas
Belfast·SPG002 Development Viability
Value Band - Areas of the city with similar characteristics in terms of the value of houses for sale or rent. It involved clustering data on sale and rental values for existing housing, new build at t
dwellingsite-planningExecutive Summary Template for Site-Specific Viability Assessment
Appendix 1Belfast·SPG002 Development Viability
Appendix 1: Executive summary template Site Address/Location of development Description of development Zoning ref. if applicable (see Local Policies Plan) Summary of key assumptions in Site-specific
dwellingviability-assessmentfinancial-appraisalExecutive Summary Template for BtR Schemes - Overview
Appendix 2Belfast·SPG002 Development Viability
Appendix 2: Executive summary template for BtR schemes Site Address/Location of development Description of development Zoning ref. if applicable (see Local Policies Plan) Summary of key assumptions i
non-domesticdwellingflatsHousing Mix Summary Table
Appendix 2Belfast·SPG002 Development Viability
Summary of housing mix (by tenure type and size) No. of units | No. of bedrooms / occupants | Size (sq. m) | Type of unit | Tenure
dwellingflatssite-planningDevelopment Value Calculation
Appendix 2Belfast·SPG002 Development Viability
A) Development Value Gross Development Value £ Purchaser's Costs Rate (if applicable) % Purchaser's Costs (if applicable): £ Net Development Value £ Residential yield %
dwellingflatsConstruction and Development Costs
Appendix 2Belfast·SPG002 Development Viability
C) Construction and development costs Construction Costs £ Professional Fees £ Marketing and Letting £ Disposal Fees £
dwellingflats