Page 89 - All files for Planning Inspectorate update

The pages in the above folios were supposedly printed on 4 July 2019
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There is not a single mention of Dixon Searle in any of seven folios and in no way could they
be regarded as satisfying the pre-conditions set out in paragraph 2 above. They are not
supported by any narrative and they border on incomprehensible. They include spreadsheets:
A viability assessment for 54 dwellings including 30% of affordable dwellings (This
should be 17 and not 16 as listed) showing a deficit 832,451 on completion and a
present value deficit of 698,959;
A viability assessment for 54 dwellings with no provision for affordable housing
showing a surplus on completion of 575,544 and a present value deficit of 483,248
The comparative figures in the Viability Report-27 pages and the seven orphan folios are:

Surplus or Deficit
Scenario Viability Report-27 pages Seven Folios
AHC Original AHC Audited by Dixon Searle
February 2019 4 July 2019
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54 dwellings with 16-17 affordable Completion= - 1,851,515 Completion = - 832,451
housing Current - 1,556,281 Current = - 698.959
UNVIABLE UNVIABLE
54 dwellings with no affordable Completion= - 295,340 Completion = 575,544
housing Current = - 247,948 Current = 483,248
UNVIABLE VIABLE

The AHC Viability Report-27 pages was powerful evidence that the 30% affordable housing
option was unviable, to the extent of almost wiping out the existing use value of the site.
Unfortunately, it itself in the foot by showing that a 100% market option was not
viable. The Dixon Searle review corrected this position.