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Status and Application of SPG Guidance
1.1.2Belfast·SPG002 Development Viability
SPG represents non-statutory planning guidance that supports, clarifies and/or illustrates by example policies included within the current planning policy framework, including development plans and re
site-planningRole of SPG in Creating Clarity on Viability Assessment
1.1.3Belfast·SPG002 Development Viability
This SPG is important in creating clarity and transparency for landowners, developers and agents, in terms of how baseline viability has been assessed across the city at the time of developing the Pla
site-planningDefinition of Development Viability
2.1Belfast·SPG002 Development Viability
There is currently no Northern Ireland specific guidance on viability in the development management process. The Council have therefore taken account of best practice in other jurisdictions and have a
site-planningKey Principles for Viability Assessment
2.2Belfast·SPG002 Development Viability
The key principles underlying the Council's approach to viability considerations in Belfast are as follows: As part of the preparation of the LDP, the Council has tested the impact of proposed policy
site-planningDevelopment Viability Guidance Content
4Belfast·SPG002 Development Viability
• Key assumptions to be used as a starting point for site specific viability assessments (Section 4); • Site typologies identified as part of the strategic plan-wide viability assessment and main outc
site-planningdevelopment-viabilityPolicy context and local policies plan introduction
3.2.6Belfast·SPG002 Development Viability
The Local Policies Plan will set out site-specific proposals in relation to the development and use of land in Belfast. It will contain the local policies, including
site-planningLocal Policies Plan site-specific requirements
3.2.7Belfast·SPG002 Development Viability
The Local Policies Plan can also set out key site requirements for certain zoned sites which in some cases may include specific guidance in relation to affordable housing, and/or the requirements for
site-planningopen-spaceKey assumptions introduction and purpose
4.1.1, 4.1.2Belfast·SPG002 Development Viability
The following section seeks to provide clarity to both developers and planners in terms of the key assumptions used within the viability assessment process. These were the key inputs identified when c
site-planningPrinciples of key assumptions
4.1.3Belfast·SPG002 Development Viability
In summary, the key assumptions will: • Assume a reasonable level of profit for the developer; • Assume a reasonable return for the landowner; • Understand and allow for consideration of risk; • Build
site-planningDetailed assumptions and review mechanisms
4.1.4Belfast·SPG002 Development Viability
The sections below give a broad overview and explanation of the assumptions made, but the detail of each of these inputs will be published in a separate document alongside this SPG. These will be subj
site-planningOverall viability approach
4.2.1Belfast·SPG002 Development Viability
The broad approach taken to viability, for the purposes of this SPG, is illustrated by Figure 4.1 below. It highlights the importance of the value of development as a measure of the potential for plan
site-planningResidual Land Value methodology for viability assessment
4.2.3Belfast·SPG002 Development Viability
This methodology, also called the Residual Land Value (RLV) method, is the most appropriate to use for valuing land with development potential when undertaking viability assessment. Essentially, it is
site-planningViability factors: land value, costs, and developer return
4.2.2Belfast·SPG002 Development Viability
As the diagram indicates, if land is overvalued or costs too high, it will reduce the amount available to ensure compliance with all policy requirements and/or the developer's return. Accordingly, cor
site-planningBalancing developer return with policy compliance in marginal viability
4.2.4Belfast·SPG002 Development Viability
Where viability is marginal, it is often a matter of balance and judgement between the level of developer's return and policy compliance. It is therefore important that a developer plans to ensure com
site-planningKey assumptions in development viability testing
4.2.5Belfast·SPG002 Development Viability
In summary, the key assumptions used as part of this method of determining development viability are: • Benchmark land value; • Gross Development Value (GDV); • Developer return; • Construction/develo
site-planningBenchmark land value definition and purpose
4.3.1Belfast·SPG002 Development Viability
As outlined above, part of the approach used in development viability testing is to consider how the residual amount available to purchase land may compare to a benchmark land value, which is an estim
site-planningData sources for benchmark land value estimation
4.3.2Belfast·SPG002 Development Viability
As there is no single data source for estimating benchmark land values, the key assumptions draw upon a number of sources: • A database of open market development land transactions provided by private
site-planningSite-specific deviations from benchmark land value
4.3.3Belfast·SPG002 Development Viability
Although benchmark land value can vary according to different circumstances, the key assumptions to be used in viability assessments are standardised estimates. Examples of where specific sites may de
site-planningKey assumptions for site constraints and existing use value
4.3.4Belfast·SPG002 Development Viability
Where there are specific site constraints, e.g. contamination, flood mitigation, access difficulties, protected heritage assets, potential archaeological remains etc. In this case, it would be expecte
site-planningheritageLand acquisition price and planning policy compliance
4.3.4Belfast·SPG002 Development Viability
An important principle in considering development viability is therefore that land should be acquired at a price that takes into account all known costs, including the costs of complying with all plan
site-planningAlternative Use Value (AUV) as benchmark land value
4.3.5 to 4.3.6Belfast·SPG002 Development Viability
Although in most cases the benchmark land value should be used for the purpose of viability assessment, there may be a few occasions where an Alternative Use Value (AUV) should be considered instead.
site-planningAcceptable circumstances for Alternative Use Value
4.3.7Belfast·SPG002 Development Viability
The circumstances in which AUV will be considered acceptable include: Where there is evidence that the alternative use would fully comply with all development plan policies; Where it can be demonstrat
site-planningEvidence requirements for Alternative Use Value
4.3.8Belfast·SPG002 Development Viability
Where AUV is used, this should be supported by evidence of the costs and values of the alternative use to justify the land value presented in the site-specific viability assessment.
site-planningResidential 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 assumptions
4.5.1, Figure 4.3Belfast·SPG002 Development Viability
Potential risk is accounted for in the assumed return for a developer within a viability assessment. It is the role of developers, not plan-makers or decision-makers, to mitigate these risks. Although
site-planningImpact of construction costs and land prices on developer return
4.5.2Belfast·SPG002 Development Viability
If a developer can deliver a scheme with lower construction costs or can buy the land cheaper, they may be able to realise a higher return, as long as the planning policy requirements are met in full.
site-planningExceptional circumstances for alternative developer return
4.5.3Belfast·SPG002 Development Viability
The Council acknowledge that there may on occasion be exceptional circumstances where an applicant believes a proposal requires an alternative return. Such examples could include an unusual type or mi
site-planningRisk realisation and developer return reduction
4.5.4Belfast·SPG002 Development Viability
Given that potential risk is accounted for in this assumed return for developers at the plan making stage, the realisation of risk (e.g. a fall in land values or a rise in costs) would not itself be a
site-planningSite Assembly and Acquisition Costs
4.7.1, 4.7.2Belfast·SPG002 Development Viability
Often, in the case of development and site assembly, various interests need to be acquired or negotiated in order to be able to implement a project. These may include: Buying leases of existing occupi
site-planningBuild 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-planningFlexibility 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-planningSite-specific viability assessment requirements
5.2.4Belfast·SPG002 Development Viability
Where viability is considered to be an issue for a particular development, it will be up to the applicant to demonstrate why particular circumstances justify the need for a site-specific viability ass
site-planningSensitivity testing in viability assessment
5.2.5Belfast·SPG002 Development Viability
Sensitivity testing, a standard component of development viability assessments, was undertaken as part of the strategic plan-wide viability assessment. This involved varying some of the key inputs to
site-planningViability assessment outcomes and methodology
5.3.1Belfast·SPG002 Development Viability
The results of the strategic plan-wide viability assessment are presented as net residual outcomes after all costs including finance, developer return and site benchmark value have been deducted. Wher
site-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-planningPre-application stage - viability assessment requirement
6.1.1Belfast·SPG002 Development Viability
Where it is unviable to deliver a policy compliant development a viability assessment will be necessary as part of a planning application. In such cases we strongly advise the applicant to request a P
site-planningPAD meeting considerations for viability assessment
6.1.2Belfast·SPG002 Development Viability
Where a site-specific viability assessment is considered appropriate, the PAD meeting should enable consideration of the following issues: • Which assumption(s) need to be varied in the specific case;
site-planningApplicant responsibility for demonstrating viability need
6.1.3Belfast·SPG002 Development Viability
The onus is on the applicant (or their representative) to demonstrate the need for a detailed viability assessment and to submit what they believe is reasonable and appropriate viability information i
site-planningCouncil approval and expert review of viability assessment
6.1.4Belfast·SPG002 Development Viability
Only in the event that the Council is content that there is a valid case will it advise at the PAD meeting that a site-specific viability assessment be carried out as part of any subsequent planning a
site-planningDisclosure of Confidential Information in Viability Assessments
6.2.5Belfast·SPG002 Development Viability
The Council accept that, in certain cases, disclosure of confidential information could be prejudicial to the developer if it entered the public domain or could cause harm to the public interest that
site-planningPublication of Executive Summary
6.2.6Belfast·SPG002 Development Viability
It is therefore the Council's intention that only the Executive Summary of a site-specific viability assessment will be made publicly available in most cases. As many of the assumptions and costs are
site-planningData Protection Requirements
6.2.7Belfast·SPG002 Development Viability
In any circumstance, any sensitive personal information will not be published, in accordance with General Data Protection Regulation (GDPR) requirements.
site-planningExecutive Summary Content Requirements
6.2.8Belfast·SPG002 Development Viability
As part of any site-specific viability assessment, in accordance with best practice, an Executive Summary should be provided to present the key findings in a way that is accessible to affected communi
site-planning