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Viability 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-domesticflatscommercialBuild 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
dwellingflatsPlan 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-parkingenergyTypologies 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-planningCity Centre Premium Value Band Viability
Figure 5.2Belfast·SPG002 Development Viability
City Centre Premium: The key factors affecting viability in these locations are the form of development and market tenure. However with the right building heights, density and tenure, schemes with 20%
non-domesticflatscommercialhrbhigh-riseenergyCity Centre Wider Area Value Band Viability
Figure 5.2Belfast·SPG002 Development Viability
City Centre: The key factor affecting viability in the wider city centre is the form of development. With the right size of building and/or form of development, high density flatted schemes with 20% a
flatscommercialhrbhigh-riseenergyValue 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
dwellingflatsSection 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
dwellingflatsExecutive 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