C.S. Development Process CW 2 by Carl Stjernstrom

COURSE WORK 2:

SOUTHWARK

URBAN DEVELOPMENT PROCESS CARL STJERNSTRÖM W1449866

Contents 1. DESIGN STATEMENT 6

2. RESPONSE TO CONTEXT 10-11 3. SITE LAYOUT & INDICATIVE BUILDING LAYOUTS

14-24

4. SCALE OF DEVELOPMENT 28-31 5. APPEARANCE OF DEVELOPMENT

6. LANDSCAPE & PUBLIC REALM

38-39

7. DENSITY & FINANCIAL APPRAISAL

42-47

1.0 Design Statement

DESIGN STATEMENT The proposal for the redevelopment of the site is underpinned by thorough market research and an in-depth analysis. The findings revealed what would be acceptable to the market and this formed the backbone of the scheme. High rates of rental growth and the continued migration east in London, are the dominant themes for office tenants in the city. Demand currently exceeds supply; the market research also highlighted the preference for high density, single use office space. Therefore, supplying single use, high grade office space in the northern part of the site, where the potential value of commercial office space was identified as being the highest, was prioritised. The premiss of the scheme was to prioritise the supply of office space and residential flats in order to meet demand. The market research revealed a preference for smaller residential flats, with one to three person dwelling units being the most profitable. Through the proposed scheme, the number of smaller residential flats has been carefully considered and limited in order to cater to families’ needs for affordable housing within central London. The supposition is that, if this consideration is not factored in, the redevelopment of the site will fall short of the goals of the The Southwark Plan (Part 1) - SP 17 Housing: All developments should, where appropriate, provide more high quality housing of all kinds, particularly affordable housing. The need for a range of housing opportunities is reiterated throughout The 6

Southwark Plan. The proposed ratio of market housing to affordable housing is in the wider community’s best interest whilst allowing the developer to make a healthy profit through a sufficient supply of smaller residential units to help meet current demand. The Mayor’s design guidance sets out a number of benchmarks, including 10 square metres of open space per child. This benchmark will be exceeded through 3745 square metres of public open space, which will be accessible to all residents within the site, as well as the general public (in addition to the communal outdoor space provided within the residential blocks). Within each residential building, lifts enable access to the fourth floor and above. In addition, there are no more than eight dwellings on a single corridor. Secure cycle storage is provided on the ground floor, located at the corners of the building. The flat sizes satisfy Southwark Council’s Residential design standards: Minimum dwelling size standards. The benchmark of providing 10% wheelchair accessible dwellings is also successfully satisfied. A minimum of five square metres of private open space will be provided. The back to back distances between dwellings are at least 18 metres and the front to front distances are at least 12 metres, where necessary. All new routes within the site have been designed to be overlooked. Multiple tiers of balconies will ensure a sense of safety

through eyes on the street, which is broadly accepted to be one of the most influential design considerations in preventing crime. The scheme may be further earmarked as being of an exceptionally high standard of design through consultation with a licensed SBD (Secured By Design) consultant. Entrances are from public space and clearly identified. The public realm will be of an exceptionally high standard thanks to a lush park and leafy streets that enhance the quality of place. The streets within the site will be shared spaces, ideally with a uniform, durable, high quality ground surface that is free of raised pavements and wide enough to allow the safe, simultaneous movement of pedestrians, cyclists and vehicles alike. Vehicular traffic will be limited within the site, in part thanks to the location of the proposed underground parking at the south of the site, the entrance and exit located just off the moderately heavily trafficked Marshalsea Road. The heights of the new buildings proposed for the site do not exceed eight storeys (the total height of eight storeys will only be realised at the perimeter of the site - Block I). The building heights will be kept under nine storeys within the site so as to respect the height of the perimeter of the site and several key listed buildings within the site. RedCross Cottages are buildings of note and have a historic value that must be respected; the appearance of proposed new buildings within the immediate vicinity of the cottages have been carefully

considered in the design process. Similarly, there are other key historic buildings located outside the perimeter of the site, such as St. George the Martyr. Southwark Council has made its desire to retain its cap on the height of new buildings within the site clear by refusing to accept proposals for high rise buildings in the recent past. If conditions change and, or it is agreed by all parties that higher densities and increased building heights should be realised, the northern part of the site would be best suited to exceeding the height of six to eight storeys suggested by Southwark Council (the high grade office block suggested is six storeys).

2.0 Response to Context

DEFINING THE SITE WHERE IS IT? WIDER CONTEXT The study study area is in the Southwark borough The of London, London, south of the river Thames. It is of surrounded by Union Street to the north, by surrounded Borough High Street to the east, by Marshalsea Borough Road to the south and Southwark Bridge Road Road to the the west. to

For the purposes of the study it will be critical to understand the site both in isolation as well as in the context of the wider borough (where appropriate). For the purpose of clarity, ‘The Site’ boundary is shown in Figure 1.

FIGURE 1: Site location in context FIGURE 1: Site Location in Context

LOCAL CONTEXT The heights of the new buildings proposed for the site do not exceed eight storeys (the total height of eight storeys will only be realised at the perimeter of the site - Block I). The building heights will be kept under nine storeys within the site so as to respect the height of the perimeter of the site and several key listed buildings within the site. RedCross Cottages are buildings of note and have a historic value that must be respected; the appearance of proposed new buildings within the immediate vicinity of the cottages have been carefully considered in the design process. Similarly, there are other key historic buildings located outside the perimeter of the site, such as St. George the Martyr. Southwark Council has made its desire to retain its cap on the height of new buildings within the site clear by refusing to accept proposals for high rise buildings in the recent past. For example, LDS’ Southwark tower scheme was rejected at inquiry. Lifschutz Davidson Sandiland’s 17 storey student tower project was vetoed following a public inquiry.

The planning inspector rejected developer Helical Bar’s appeal against the local authority’s refusal, which was deemed to cause harm to the Grade II listed St. George the Martyr Church. If conditions change and, or it is agreed by all parties that higher densities and increased building heights should be realised, the northern part of the site would be best suited to exceeding the height of six to eight storeys suggested by Southwark Council (the high grade office block suggested is six storeys).

3.0 Site Layout and Indicative Building Layouts

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

UNDERGROUND PARKING 1:1000

10m

107m

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

7.8

7.4m

6.7m

2850 SQ.M 228 car spaces

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

BASEMENT 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

71m

9.1m

6.5m

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

B C

F G

H PARK

LEGEND

high grade office

1 I

leisure/secondary retail light industrial workshop

other commercial use park residential school underground parking

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

GROUND FLOOR 1:2500

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

1ST FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

2ND FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

3RD FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

4TH FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

5TH FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

6TH FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

high grade office leisure/secondary retail light industrial workshop other commercial use park residential school underground parking

7TH FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

RESIDENTIAL BLOCKS 1:1000

BLOCK F

BLOCK G

51m

BLOCK I

31m 13m

BLOCK E

51m

36m

30m 92m

52m 32m 21m

15m

42m

TYPICAL FLOOR

GROUND FLOOR

RESIDENTIAL

DISTRIBUTION

VERTICAL CIRCULATION TECHNICAL SPACE ACCESS TO BUILDING ACCESS TO UNIT

RESIDENTIAL DWELLING TYPES 1:1000

BLOCK F

BLOCK G

BLOCK I

TYPICAL FLOOR

GROUND FLOOR

BLOCK E-G FLAT SIZES (SQ.M)

1b2p: 50 or 53 or 57 or 60

BLOCK E

2b3p: 62 or 64 or 67 2b4p: 70 3b4p: 74 or 82 - 85 4b5p: 92 4b6p: 102 or 111 or 120 *satisfies Southwark Council's Residential design standards: Minimum dwelling size standards

BLOCK I FLAT SIZES (SQ.M)

1b2p: 42 or 50 - 55 2b3p: 63 or 67 2b4p: 70 3b4p: 74 or 80 or 83 4b5p: 4b6p: 112 - 113 *satisfies Southwark Council's Residential design standards: Minimum dwelling size standards

BLOCK I HOUSE SIZES (SQ.M)

3b4p: 128 - 167 *satisfies Southwark Council's Residential design standards: Minimum dwelling size standards

DISTRIBUTION

VERTICAL CIRCULATION TECHNICAL SPACE

ACCESS TO BUILDING ACCESS TO UNIT

4.0 Scale of Development

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

B C

F G

H PARK

LEGEND

high grade office

1 I

leisure/secondary retail light industrial workshop

other commercial use park residential school underground parking

GROUND FLOOR 1:2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

3D MASSING

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

RESIDENTIAL BLOCKS SECTIONS 1:500

47m

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

BLOCK E SECTION A-A

92m

24m

BLOCK F SECTION B-B

24m

31m

BLOCK G 29

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

18m

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

DISTANCE BETWEEN BUILDINGS

19m

16m

18m

17m

31m

high grade office

BUILDING HEIGHTS

leisure/secondary retail light industrial workshop other commercial use

residential

15m

24m

18m

12m

park

school underground parking

SOUTHWARK BRIDGE RD

BLOCK E

BLOCK F

BLOCK G

BOROUGH HIGH ST

SITE SECTION A-A 1:1250

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

DISTANCE BETWEEN BUILDINGS

17m

12m

17m

67m

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

high grade office

BUILDING HEIGHTS

leisure/secondary retail light industrial workshop other commercial use

24m

18m

park residential school underground parking

SITE SECTION SOUTHWARK ST

UNION ST

BLOCK F

MARSHALSEA RD

SITE SECTION B-B 1:1250 PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

LEGEND

5.0 Appearance of Development

PROPOSED CHARACTER

1 Interior: Devas Street, Bromley-By-Bow - Allies & Morrison 4 Balconies: Devas Street, Bromley-By-Bow - Allies & Morrison

2 Balconies providing views and overlooking public spaces 5 Balconies: Brentford Lock West - Duggan Morris Architects

3 Balconies: Devas Street, Bromley-By-Bow - Allies & Morrison 6 Unique, modest brick facades to add character

6.0 Landscape and Public Realm

2500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

250 1500

2000

250 1800

700 1800

125

1600 125

2000 450

4000 12500

PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT

SHARED STREET SECTION 1:50

PROPOSED CHARACTER

7 Devas Street, Bromley-By-Bow - Allies & Morrison 6 Shared space, Brighton - Gehl Architects

8 Brandon House - Allies & Morrison 11 Public park to promote health

9 Liverpool Street East urban realm design - Mott MacDonald 12 Promoting safe cycling

7.0 Density and Financial Appraisal

SITE AREAS AND VARIATIONS Site areas up to road centre lines: Main site bounded by Borough High Street, Union St, Marshalsea Road Ayres St Site (petrol station and 11-29 Ayres Street) Union St to Southwark Street assuming all cleared

See map for locations 1 2 3 4 6 7 8 9 10 11 12 13 14 15 16

Bldg footprin Storeys t Groups of buildings: (approx) (ave'd) Uses 27-41 Union Street (31-37 Listed) 1 210 office 3 Union St Club 280 office 3 57-59 Union St (59 Listed) 300 office 2 61-65 Union St & Ayres St (61 Ltd) 1 200 office and pub 3 Redcross Cottages Listed 400 resi 12 houses 2 Church Hall 200 community 2 Quilp-Dorrit Street 680 resi and retail 3 Monarch Flats triangle 190 resi 8 flats 5 Disney Street 1 020 office and resi 5 Disney Place 800 office and resi 4 155-168 Borough High St 375 office and retail 5 134-154 Borough High St 670 office and retail 5 106-132 Borough High St 1 650 office and retail 5 100 Borough High St 405 office 6 Union St bldg 680 office 2

5,2 hectares 0,24 0,97 6,41 hectares

Floor Yield Total area Floor Value Value where Value of Value of Total lost floor non area non resi resi £/ applicabl non area resi resi £/ sqm sqm e residential residential value £ 3630 3630 £380 6,50% £21 221 538 £21 221 538 840 840 £380 6,50% £4 910 769 £4 910 769 600 600 £380 6,50% £3 507 692 £3 507 692 3600 1200 £300 7,00% £5 142 857 £5 142 857 800 800 £8 000 £0 £6 400 000 £6 400 000 400 400 £0 £0 estimate £1 000 000 2040 200 2520 £300 £8 000 6,50% £923 077 £20 160 000 £21 083 077 950 950 £8 000 £0 £7 600 000 £7 600 000 5100 1000 4100 £380 6,50% £5 846 154 £0 £5 846 154 3200 800 2400 £380 £8 000 6,50% £4 676 923 £19 200 000 £23 876 923 1875 1875 £380 6,50% £10 961 538 £10 961 538 3350 3350 £380 6,50% £19 584 615 £19 584 615 8250 8250 £380 6,50% £48 230 769 £48 230 769 2430 2430 £380 6,00% £15 390 000 £15 390 000 1360 1360 £380 6,00% £8 613 333 £8 613 333 38425 sqm Current Value of buildings in the site area £203 369 267 Current Site Value

£31 726 875 per hectare Current Plot Ratio 1: 0,60

Building areas and uses BLOCK A B C D E F G H I

EXISTING BUILDINGS RETAINED

27-41 Union Street Union Street Club 57-59 Union Street 61-65 Union Street & Ayres Street Redcross Cottages (listed) Church Hall Quilp-Dorrit Street

BLDG 1 1 1 1 1 1 1 1 1 1 1 2 2 2 3

Monarch Flats triangle Disney Street Disney Place

4 5 5 5 6 2

Block:

A B C D E F G H I K

Unit types:

GROSS 0 0 0 0 8 560 19410 9 702 0 11 632 0

Net area (-15%) 0 0 0 0 7 276 16 499 8 247 0 9 887 0 41 908

USE

TOTALS sqm

OFFICE LEISURE/SECONDARY RETAIL LEISURE/SECONDARY RETAIL OFFICE SCHOOL RESIDENTIAL RESIDENTIAL RESIDENTIAL LIGHT INDUSTRIAL WORKSHOP OTHER COMMERCIAL USE RESIDENTIAL RESIDENTIAL LEISURE/SECONDARY RETAIL OFFICE RESIDENTIAL OFFICE OFFICE OFFICE OFFICE & PUB RESIDENTIAL COMMUNITY RESIDENTIAL RETAIL RESIDENTIAL OFFICE RESIDENTIAL OFFICE RESIDENTIAL OFFICE & RETAIL OFFICE & RETAIL OFFICE & RETAIL OFFICE OFFICE

Net block area:

Use totals

18 942 SITE: 897 SITE: 864 SITE: 2 592 SITE: 2 996 SITE: 8 560 SITE: 19 410 SITE: 9 702 SITE: 609 SITE: 1 827 SITE: 888 SITE: 9 736 underground parking 1 481 3 121 1 008 3 630 SITE: 840 SITE: 600 SITE: 3 600 SITE: 800 SITE: 400 SITE: 2 520 SITE: 200 950 SITE: 1 000 SITE: 4 100 800 SITE: 2 400 1 875 SITE: 3 350 SITE: 8 250 SITE: 2 430 SITE: 1 360 SITE: 121 738

HIGH GRADE

HIGH GRADE FLATS FLATS FLATS E.G. LOW GRADE OFFICE HOUSE – MEWS HOUSE FLATS HIGH GRADE HOUSE – MEWS HOUSE

12 HOUSES

8 FLATS

28 335

Total area of retained non-residential bldgs Existing retained residential total area

as drawn

49 304

5 5

155-168 Borough High Street 134-154 Borough High Street 106-132 Borough High Street 100 Borough High Street Union Street bldg

Residential mix breakdown for new development:

sqm FLOORSPACE 18 942 897 864 2 592 2 996 8 560 19 410 9 702 609 1 827 888 9 736 1 481 3 121 1 008 3 630 840 600 3 600 800 400 2 520 200 950 1 000 4 100 800 2 400 1 875 3 350 8 250 2 430 1 360 121 738 sqm

STOREYS 6 3 1 3 4 5 6 6 1 3 4 6 1 7 4 3 3 2 3 2 2 3

3 157 299 863 863 748 1 712 3 235 1 617 609 609 3 704 5 852

1 210 280 300 1 200 400 200 680

NEW BUILDINGS 3 242 2 996 609 49 304 24 655 5 852 1 827

LEISURE/SECONDARY RETAIL SCHOOL LIGHT INDUSTRIAL WORKSHOP RESIDENTIAL OFFICE (HIGH GRADE) UNDERGROUND PARKING OTHER COMMERCIAL USE

88 485 incl u/grnd pkg area too

EXISTING RETAINED BLDGS OFFICE (INCL OTHER USE) RESIDENTIAL COMMUNITY RETAIL

27 735 10 770 400 200

190 1 020 800 375 670 1 650 405 680 33 328 sqm

39 105 sq m

10770

sqm

as drawn

sqm Studio

sqm

1 bed

sqm

2 bed

sqm

3 bed

sqm

4 bed

sqm

Mews House

sqm

0 0 0 0 0 0 0 0 0 0 0 flats 0 afforable

0 0 0 0 0 0 0 0 0 0

0 0 0 0 44 80 39 0 43 0 206 flats 61,8 afforable

0 0 0 0 2451 4510 2223 0 2188 0

0 0 0 0 24 28 23 0 17 0 92 flats 27,6 afforable

0 0 0 0 1547 1796 1471 0 1144 0

0 0 0 0 1252 4687 1585 0 1336 0

0 0 0 0 17 41 20 0 13 0 91

0 0 0 0 1800 4627 2265 0 1462 0

0 0 0 0 0 0 0 0 9 0

0 0 0 0 0 0 0 0 1530 0

0 16 59 20 0 17 0

112 flats 33,6 afforable

flats

27,3

Houses

Totals

Net area - cross check with Col D 0 *ﬂoor areas are totally precise (i.e. Net areas, not gross like above) 0 0 0 7 050 15 620 7 544 0 7 660 gross ﬁgure incl mews houses too 0 510 units 37 874 sqm with current mix

afforable

PG Urban Design

Spreadsheet B: Detailed Development Appraisal

2015-03-23

Spreadsheet B

Floorspace/units for valuation Non-residential uses

Total value:

Floorspace by use: Retail Leisure or secondary retail Hi grade Office/Commercial Light industrial workshop Other commercial use (low grade office) School Refurbished buildings Total area of retained non-residential bldgs.

Gross: 0 3242 24655 609 1827 2996 0 28335

New gross commercial floor area Residential: all dwellings (add rows for additional dwelling types)

61664

Flats for sale Studios 1-bed flats 2-bed flats 3-bed flats 4-bed+ flats Sub-total

rental value/ sq.m: Net: 0 £ 250,0 2755,7 £ 180,0 20956,75 £ 600,0 517,65 £ 150,0 1552,95 £ 450,0 n/a n/a 0 £ 200,0

Net floor area/unit 0 51 66 80 106

sales value/unit: £ 550 000 £ 600 000 £ 850 000 £ 1 100 000 £ 2 225 000

Gross floor area total: 0 8640 4969 7341 7981 28932

Gross floor area/unit

sales value/unit:

Gross floor area total:

£0 £ 1 475 000 £ 2 000 000 £0

0 1305 0 0 1305 Gross floor area total: 0 3720 2174 3200 3367 12671 25132

sales value/sq.m: £ 4 250 £ 4 250 £ 4 250 £ 4 250

Total no. units: 0 144 64 78 64 350

Houses for sale 2-bed 3-bed 4-bed town house 5-bed+ Sub-total

Total units:

Flats for rent (affordable) Studios 1-bed flats 2-bed flats 3-bed flats 4-bed flats Existing retained residential total area Sub-total

Total units: 0 62 28 34 27 1 152

0 145 0 0 145 Net floor area/unit 0 51 66 80 106 10770 11073

Houses for rent (affordable) 2-bed 3-bed 4-bed Live work units subsidised Sub-total

Total units: 0 0 0 0 0

Gross floor area/unit 0 0 0 0 0

Extras Flats for sale with park view U'ground/sub-basement/garage parking spaces total U'ground/sub-basement/garage parking spaces for sale Total (new dwelling units only)

yield: 6,00% 6,50% 5,00% 9,00% 6,00% n/a 10,0%

0 9 0 0 9

Gross area/parkin units g space 155 228

12,5

228 511

12,5

Affordable housing as proportion of total (by gross floor area)

sales value/sq.m: £ 4 250 £ 4 250 £ 4 250 £ 4 250 £ 4 250 £ 6 375

Gross floor area total: 0 0 0 0 0

Add'l sales value/iunit £ 25 000

£0 £ 7 631 169 £ 251 481 000 £ 862 750 £ 11 647 125 £0 £0

£0 £ 86 400 000 £ 54 400 000 £ 85 800 000 £ 142 400 000 *value based on average from comparitive prices exercise (resi - high)

£0 £ 13 275 000 *value based on average from comparitive prices exercise (resi - high) £0 £0

£0 £ 13 438 500 £ 7 854 000 £ 11 560 000 £ 12 163 500 £ 68 658 750

£0 £0 £0 £0

£ 3 875 000 2850

£ 10 000

55369

£ 2 280 000 £ 773 726 794 45%

44 University of Westminster

2015-03-23

Postfraduate Urban Design

Spreadsheet B: Detailed Development Appraisal

PG Urban Design

Floorspace/units building costs Gross floorspace by use.: Retail Leisure or secondary retail Hi grade Office/Commercial Light industrial workshop Other commercial use (low grade office) Existing non-res buidings retained School Refurb buildings Residential for sale: flats Residential for sale: houses Residential for sale: live-work Affordable housing: flats Affordable houses: houses Existing Residential

Community Facilities: Park Underground/garage parking Total building area and cost

sq.m 0 3242 24655 609 1827 28335 2996 0 28932 1305 0 25132 0 10770

3745 2850 134398

building cost/sq.m

£ 800 £ 1 000 £ 1 900 £ 950 £ 1 450

Total building cost £0 £ 3 242 000 £ 46 844 500 £ 578 550 £ 2 649 150

£ 1 100 £ 500 £ 1 800 £ 1 600 £ 1 300 £ 1 500 £ 1 400

£ 3 295 600 £0 £ 52 077 176 £ 2 088 000 £0 £ 37 697 647 £0

£ 53 £ 750

£ 196 613 *assumes cost of £12.50 psm for turfing + £40 psm for other e.g. Decking/new plants/flower beds in addition to basic landscaping costs for the site £ 2 137 500 £ 150 806 736

Residual site value calculation Total value of development

£ 773 726 794

Building costs Infratructure costs and basic landscaping @ 10% Basic landscaping costs @ 5% Additional site treatement Total construction cost anyy additional costs Professional fees @ 12.5%

£ 150 806 736 £ 15 080 674 £ 7 540 337 £0 £ 173 427 746 £ 21 678 468

Contingencies @ 5%

£ 8 671 387

Sub total

£ 203 777 602

Short-term finance @ 8% p.a. (Assumes 2-year development programme) Sub-total Developer's profit (Level of profit depends on perceived risk) Sub-total CIL at £35 psm Agents and selling fees @ 3%

£ 16 302 208 £ 220 079 810 20%

Total development cost Southwark CIL Residual value = total value - total cost Site Area Ha Value/Ha Plot ratio Residential density Residential density (excluding Ayres St and Union St - Southwark St sites)

Density Calculations Residential: Number of habitable rooms / site area in HA thus D = HR/HA Mixed Use: Add to the no of habiatble rooms the non - residential floorspace divided by 27.5 thus density equivalnce is D = (NonR sqm/27.5) + (HR/HA)

£ 44 015 962 £ 264 095 772 £ 2 158 240 £ 7 922 873 £ 274 176 885 £ 19 030 746 £ 480 519 163 6,2 *excludes Ayres St site (not part of proposed development) £ 77 879 929 2,18 Gross floor area including those excluded from CIL calc. + existing bdgs, community facilities and residential / Site area X10000 328 *Residential density for new develop only 391 *Residential density for new develop only - Brandon House inspired block not treated as mixed-use *Number of existing dwellings on site not known

Total no. Of HRs within dwelling type (no. Of bedrooms + 1 additional HR)

Dwelling type (no. of bedrooms) 1 2 3 4 Total no. Of HRs - new resi

2 3 4 5

Sum total no. Of bedrooms in dwelling type 206 92 121 91

Approx no. Of HRs - retained resi (est. approx 1/4 of total of new resi floor area) Total no. Of habitable rooms within site

Sum total no. Of HRs 412 276 484 455 1627 406,75 2033,75

*assumes that each dwelling has 1 HR in addition to bedrooms *Kitchens, bathrooms, WCs and circulation space not regarded as HRs