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Volume 3 Site Development Plan

RUNNYMEDE REGENERATION PROGRAMME

INVITATION TO PARTICIPATE IN COMPETITIVE
DIALOGUE (ITPD)

Volume 3 Site Development Plan

VOLUME 3: SITE DEVELOPMENT PLAN TEMPLATE

CONTRACT REFERENCE: RBC/RRP/2015/101

Volume 3 Site Development Plan

NOVEMBER 2015

Volume 3 Site Development Plan

DRAFT SITE DEVELOPMENT PLAN TEMPLATE

The Site Development Plan (SDP) Template is designed to fulfil use for each of the three stages of
development: Indicative, Interim and Final SDP. Consequently, the level of detail and design should
reflect both the type of site but also stage the SDP is proposed to reach. A copy of the SDP: Stage of
Evolution & Commitment table is attached at Appendix A for ease of reference.
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PROPERTY DETAILS

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Note: This section should include details of the existing site.

1.1

LOCATION SUMMARY

1.2

DESCRIPTION OF PROPERTY

SCHEME DETAILS

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Note: It is envisaged that in this section Bidders should set out the detail, design and
commentary of their scheme proposals. The proposals should include schematic layouts,
designs and specifications of the proposed development and refer to the objectives of the
Council.

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2.1

PROJECT OVERVIEW OBJECTIVES, OUTCOMES, SUSTAINABILITY

ASPIRATIONS, BUDGET

2.2

PROJECT DESIGNS

2.3

SPECIFICATION

2.4

PHASING OF DEVELOPMENT/CONSTRUCTION PLAN

2.5

LOCAL MARKET COMMENTARY

2.6

TOWN PLANNING AND COMPLIANCE WITH COUNCIL POLICIES

2.7
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THIRD PARTY LAND ISSUES

DEVELOPMENT PLAN

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Note: It is envisaged in this section Bidders should set out the individual site development
programme, together with a rationale and strategy for delivering the scheme. Bidders are not
expected to have conducted site testing and assessments, but upon actual use of the SDP at
the relevant stage, these and other relevant assessments will be required to be completed
before the SDP is agreed.

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3.1

COSTS TO SECURE DETAILED PLANNING PERMISSION

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3.2

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DEVELOPMENT APPRAISALS1

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3.3

VIABILITY TEST2

3.4

EXISTING USE VALUE

3.5

PROPERTY STRATEGY AND ACHIEVING TARGET RETURNS3

3.6

SITE ASSESSMENTS (as relevant to the site):

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Planning assessment;
Contaminated land remediation plan;
Ecology plan;
Archaeology plan;
Transport plan;
Structural report;

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3.7

Fire strategy Report;

Rights to Light / Boundary report;
Site clearance / demolition method statement;
Maintenance & operation strategy.
STRATEGY FOR DELIVERING THE SCHEME

3.8

SUPPLY CHAIN4

3.9

PROGRAMME THIS WILL THEN RELATE TO MILESTONES TO BE ACHIEVED IN

THE SITE DEVELOPMENT PLAN AND PAYMENT PROFILE

1 This should use the Finance Template and include the assumptions made to calculate residual land value.

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3.10

VALUE ENGINEERING OPTIONS

3.11

SITE LOGISTICS AND EXIT STRATEGY

3.12

ANY OTHER MATTERS CONSIDERED RELEVANT TO ACHIEVING THE

DEVELOPMENT OBJECTIVES

FINANCIAL APPRAISAL
Note: It is envisaged that this section should include working capital requirements for each site
and projected overall revenue/capital expenditure for the Council throughout the site
development period showing quarterly (monthly for the Initial and Final SDP) cash flow
predictions. The information used should be drawn from and correlate back to the Financial
Model.

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4.1

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BUDGET (INCLUDING PROVISION FOR CONTINGENCY) including:

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4.2

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Phased Quarterly Cashflow Statement;

Phased Income and Expenditure Account.

SUMMARY OF ASSUMPTIONS TO INCLUDE:

The Funding Structure provided by the Council (as a payment schedule
showing the payment quantum and quarter number (month number for the Initial
and Final SDP) that links to the construction plan for the site);
The Councils required IRR (minimum 5%);
Bidders / Developers IRR.

TAXATION ASSUMPTIONS including VAT and where relevant SDLT.

4.4

SENSITIVITY ANALYSIS
a. Investment Value Income;
b. Cost of finance.

4.5

VALUATION METHODOLOGY FOR THE SITE PRE AND POST DEVELOPMENT

RISK APPRAISAL & MANAGEMENT

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4.3

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STATEMENT OF LOCAL ECOMONIC BENEFIT APPRAISAL AND COMMUNITY

INVOLVEMENT

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2 This should include details of how the viability testing will be undertaken.

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Appendix A: SDP Stages of Evolution & Commitment Table

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Site Development Plan: Stages of Evolution and Commitment

RBC Agreement Required before
RIBA Stage
progressing to next stage

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Stage 1 - Indicative SDP

Planning Permission Viability Appraisal &

Construction Plan
progress
Financial Model

Payment Profile

Stage 2: Concept ,Design

Pre-application discussions.
Preliminary Budget
Outline Specifications Draft payment profile
including outline proposals
information - costs and
agreed
for structural design,
income via the financialHigh level Draft
building services systems,
model. Overall GIA andConstruction
NIA
Plan including
outline specifications and
in the project required. off-site and on-site
preliminary Cost
fabrication, key building
Information along with
Maintenance & Operation
techniques and materials.
relevant Project Strategies
Strategy in place.
in accordance with Design
Programme. Agree
Financial Model: Site
alterations to brief and issue
viability established.
Final Project Brief.

Payment Schedule

Draft Payment Schedule

E
agreed
p

3 This section should also include the Target Rents for Commercial Lettings, drawn from the Financial Model.

Stage 2 - Interim SDP

Stage 3 - Final SDP

Stage 3: Developed,Design
All investigations, designs,
Detailed budget - cost and
Detailed specifications Draft Final Payment Profile
Draft Final Payment F
including coordinated and
and work undertaken toincome via the financial
agreed (only amended Schedule
in
agreed (only P
updated proposals for submit a planning
model.
Construction Plan in place
exceptional circumstances).
amended in exceptiona
structural design, building
application. Planning
with agreed construction
circumstances).
services systems, outline
application made using Cost
the information collated
duration period shown as
specifications, Cost
RIBA Stage 3 output. via the coordination of months (month 1 to month
Information and Project
design, structural and xx), sectional completion of
Strategies in accordance
building services design.
key elements and practical
with Design Programme.
GIA and NIA for all buildings
completion.
and by units available.
Tolerances agreed.
Construction & Health and
Safety Strategies agreed.
Final project cost - varied
only in exceptional
circumstances.

RIBA Stage 4: Technical

Planning Permission in Final Project cost confirmed
Full internal, external and
Final Payment Profile Final Payment Schedule
T
Design
place. Section 106 / CIL(variation only in
commercial specifications.
d
in accordance with Design
agreed.
exceptional circumstances.
P
Responsibility Matrix and
Completed Technical Design
i
Project Strategies to include
and Construction Plan. Final
o
all architectural, structural
Health & Safety Plan.
c
and building services
information, specialist
The Project Programme will
subcontractor design and
set out the specific stage
specifications,
dates and detailed
in accordance with Design
programme durations.
Programme.

Note: The Reviewable Design Data (RDD) will form part of the construction phase of the development. Upon the agreement of the Final SDP, the Developer will be required to pr

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4 A detailed

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description of the supply chain that the Bidder proposes to use to develop the Site is required. Bidders should identify clear

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procedures to ensure value for money for the Council by procuring its supply chain. The required return or profit on costs and overhead

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charge should be clearly set out and the detail of what services are included. Where possible, percentages should be broken down to show

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the cost of individual services.

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