Project Evaluation and Development: Why Chelmsford?

by

Project Evaluation and Development

TABLE OF CONTENTS

 

 

  • Detailed justification for the selection
    • Why Chelmsford?
    • Why this particular site?
  • Advantages and disadvantages of the site for development/Summary – SWOT
  • Measurement and main survey information

 

  • Review of surrounding area – Market conditions
  • Commercial development economic review
  • Residential development economic review
  • Justification for development proposal

 

  • Identification of sources of information
  • Risk analysis
  • Planning history review
  • Review of local/national planning policies relevant to the site
  • Marketing strategy
  • Design briefing
  • Proposals for handover disposal and use
  • Environmental impact assessment

 

  • Appendices

 

  • Referencing and bibliography

 

 

 

 

 

 

 

 

 

 

 

 

Detailed justification for the selection

 

Why Chelmsford?

 

  • Recently awarded City status;
  • Location: well-developed roads/railway network. Commuter city.

 

 

 

Between 50% – 75% of their customers are people moving in from London.

 

 

 

 

  • High overall Chelmsford area performance level (compared to Great Britain);

https://www.nomisweb.co.uk/reports/lmp/la/2038431770/report.aspx

 

  • Demand of properties in Chelmsford is higher in comparison to other Essex locations).

Properties for sale in Chelmsford

 

 

Demand for property in Chelmsford

Top searches www.rightmove.co.uk – December 2012:

 

Chelmsford 188 160
Colchester 178 491
Braintree 65 182
Basildon 58 711
Maldon 46 542
Essex 150  5

 

  • Chelmsford town centre a County town and a sub-regional centre – draft East of England Plan describes it as Key Centre for growth and Regional Transport Node. The town centre/market town established in 1199, it is the regional shopping destination of mid-Essex, and a major source of employment. The town centre also has civic status because it is a headquarters of public organisations cathedral town with a university, the Crown Court, Essex County Council, Essex Police and a large general hospital.

http://www.streetmap.co.uk/street/VICTORIA_ROAD_SOUTH_in_CHELMSFORD_in_CM1_681696_317902.htm

Several sites awaiting development were identified from the Chelmsford Area Action Plan, reviewed and analysed based on their location, land cost and Chelmsford regional and local needs of the new City.

 

Site chosen for development: Victoria Road South Anglia Ruskin University (ARU).

 

 

Why this particular site?

 

  • Untapped potential – the site holds untapped potential to the successful development of Chelmsford as a city. It is a visual gate – representation of the city.

 

  • Local transport infrastructure – around-the-clock transport facilities.
Site Location

 

  • Atmospheric contrast of the surroundings: the blend of serene green spaces, busy commercial streets and residential/civic developments in the neighbourhood.

 

http://www.visitessex.com/chelmsford/thedms.aspx?dms=11&groupid=2&mstat=1&lstat=0

 

 

Advantages and disadvantages of the site for development / Summary – SWOT

 

 

Site strengths Site weaknesses
 

Regional:

·      Interlinking roads network;

·      Proximity to major cities e.g. London

·      London commuter belt; commuter city.

·      Recently afforded city status;

·      County town of Essex.

 

 

Local:

·      Railway/bus stations in the neighbourhood;

·      Visual “gate” to the city;

·      Public transport (both local and regional) access;

·      24/7 taxi ranks;

·      Green area – Central Park;

·      Water source – river;

·      Walking distance to the commercial/social area of Chelmsford;

·      Walking distance to the main landmarks, historical heritage;

·      Dense street grid;

·      Main walking/cycling routes;

·      Property development in the neighbourhood.

 

  

·      Noise pollution – railway station and busy roads;

·      Untapped potential;

·      Lack of identity;

·      Low utilisation;

·      Flood risk zone;

·      Street lighting problems at night;

·      Insecurity.

 
Site opportunities Site threats
 

·      Large-scale developments, targeted at potential customers and increased visitors because of busy central site location & well-developed transport links;

 

·      Recreational nature of surroundings allows major public realm improvements and developments with recreational features;

 

 

·      Commercial area attracting investment and retain businesses.

 

  

·      New large-scale developments may pose safety concerns for children and disabled people; many roads would lead to high traffic

 

·      Potential for the site to attract lots of people may result in loss of natural serene recreational character

 

·      Flooding.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Measurement and main survey information:

 

Victoria Road South – Old Anglia Ruskin University Central Campus, CM 11 HT

 

Total area: 50 000 m2
Available parking space: 4 100 m2
Footprint area of existing buildings: 11 500 m2
Existing green areas: 11 400 m2
Total area, available for development 23 000 m2

 

Location: Chelmsford city centre.

Client: Central Chelmsford Development Agency Ltd

Land ownership: 2007 – the site was purchased by the Central Chelmsford Development Agency, a subsidiary of the Genesis Housing Group.

Soil:

 

 

 

 

 

 

 

 

Existing services: communication, electricity wires, water pipes system.

Access points: North – from Duke Street, East – from Victoria Road South, South – from Parkway

Distance to the:

Railway/bus station 1 min
Police station 2 min
School 3-5 min
Food store 1 min
High street 3 min
Hospital 15 min
Church 3 min
Market 1 min
Library 1 min
County Hall 1 min

 

Trees: North – 4 trees, South – 30-35 trees.

Weather (average temperature):

Average min. (winter): 2-4 °C Average max. (summer): 19-22 °C

 

Prevailing wind: South-West.

 

 

 

 

 

 

 

Existing listed buildings:

The Anne Knight building Frederick Chancellor Building Law library
2 storeys, grade II 2 storeys, grade 2 storeys, grade

 

 

 

 

Main physical development constraint:

 

Chelmsford Flood map for Planning (Rivers and Sea)

http://maps.environment-agency.gov.uk/wiyby/wiybyController?x=570500.0&y=206500.0&topic=floodmap&ep=map&scale=3&location=Chelmsford,%20Essex&lang=_e&layerGroups=default&textonly=off#x=531997&y=170189&lg=1,&scale=8

 

 

Review of surrounding area – Market Conditions

 

Types of developments:

 

Recreational Green area (Central Park) Ground level;
Commercial/ Mixed Tenure Neighbourhoods High Street

Duke Street

Market Road

Victoria Road South

 Up to 3 storeys;
Civic Victoria Road South Up to 5 storeys;
Residential Rainsford Road

Bus station tower

(commercial on the ground floor)

 Up to 11 storeys.

 

Average prices: +1/4 miles around the site:

 

  • For rent:

 

Residential: Floor area (m2) GBP/month
1 bedroom 70 760
2 bedroom 90 1 062
3 bedroom 125 1 712

 

Commercial (100m2): GBP/month
Independent ground floor unit: 2 200
Inside the shopping centre: 3 600

 

  • For sale:

 

Residential: Floor area (m2) GBP
1 bedroom 70 182 000
2 bedroom 90 207 000
3 bedroom 125 273 150

 

Commercial (100m2): GBP
Independent ground floor unit 100 000

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Top searches on www.rightmove.co.uk – December 2012:

 

Chelmsford 188 160
CM 1    6 663

 

12 901 potential buyers are registered on www.rightmove.co.uk to see when properties are added in CM 11 RH.

 

Factors affecting variations in the Value of Property and changes in Value between Properties:

 

  • Increases/decreases in population;
  • Changes in the age distribution of the population;
  • Any change in the proportion of married people to single people;
  • Average disposable income;
  • Changes in fashion and taste, fashionableness of areas;
  • Changes in building methods;
  • Changes in building costs;
  • Planning control changes;
  • Site area, shape, access, road frontage, etc.

 

 

 

 

 

 

 

 

Commercial development economic review

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Residential development economic review

 

Developer’s profit from overall development:

 

Residential:

Developer’s profit @ 10% of Net Capital Value
0.1    942,510.00

 

 

Commercial:

Developers profit @15% of NDV 12,378,250.59 15% 1,856,737.59

 

 

Total developer’s profit: 2, 799 247.59 GBP

Total development cost: 16, 875, 407.00 GBP

 

Best case:

All the ground floor commercial units are let:

52,463.91 GPB per month / 1,101,742.05 GBP per annum

50% of each type of residential units is sold and 30% is let:

60 units – 1 bedroom: 10, 660 000 GBP

90 units – 2 bedroom: 21, 000 000 GBP

15 units – 3 bedroom: 6, 025 000 GBP

Profit from sales: 37, 685 000 GBP per annum

35 units – 1 bedroom: 30 650 GBP per month/ 375 680 GBP per annum;

50 units – 2 bedroom: 70 600 GBP per month/826 800 GBP per annum;

12 units – 3 bedroom: 17 400 GBP per month/235 000 GBP per annum

Profit from lettings: 1, 437 480 per annum

Total profit of residential development: 39, 122, 480 GBP per annum

Commercial + residential (total): 40, 224, 222.05 GBP per annum

 

Time required to cover Development Costs: approx. 1,5 years

 

 

 

Worst case:

20% of ground floor commercial units are let: 350 080 GPB per annum;

10% of each type or residential units is sold:

12 – 1 bedroom: 1, 985 000 GBP

18 – 2 bedroom: 4, 540 000 GBP

3 – 3 bedroom: 798 000 GBP

Total profit from sales: 7, 323 000 GBP

30% of each type of residential

units is let:

35 units – 1 bedroom: 30 650 GBP per month/ 375 680 GBP per annum;

50 units – 2 bedroom: 70 600 GBP per month/826 800 GBP per annum;

12 units – 3 bedroom: 17 400 GBP per month/235 000 GBP per annum

Profit from lettings: 1, 437 480 GBP per annum

Total profit for residential development: 8, 760 480 GBP per annum

Commercial + residential (total): 9, 110 560 GBP per annum

 

Time required to cover Development Costs: approx. 7 years

 

 

Justification for development proposal

 

Proposed development is based on the review of the relevant planning documents and policies, key regional/local statistics and market analysis.

 

Mixed-use development: Residential/ Commercial + car park.

 

Proposal Justification (summary)
Residential –       Population growth by 5% (2006-2021);

–       Leading site land use: estimated capacity up to 700 dwellings (according to CTCAAP);

–       London commuter city (between 50% and 75% of property buyers are incomers);

–       Surrounding areas/site analysis in terms of transport, uses, natural and existing built environment features;

–       The demand of properties in Chelmsford is the highest from the whole Essex Area (www.rightmove.co.uk);

–       Waterside properties in Chelmsford are in demand (according to Taylor Wimpey);

–       Housing needs: provide a mix of dwelling types, sizes and accommodation (CSDCPDP);

–       Regional requirement to deliver 700 new homes per year (CSDCPDP);

–       Requirement of 52 m2/ 30 m2 of accessible local/strategic open space per dwelling in all new residential developments;

–       Similar types of developments in the neighbourhood;

–       Chelmsford population: 157,053 (working age – 110,800 or 70.5%)

13 500 (12.1% of all working age residents): work in London.
1 bedroom

(130 units);

  

Currently only 5.4% of all residential units to rent and 18.9% for sale are 1 bedroom. (www.rightmove.co.uk)
2001

If total household number = 100%:

1 person household: 31.9%

 2021

If total household number: 100%;

1 person household: 36.2%
Conclusion:

1 person households will increase by 4.3% by 2021. It is approximately 1/3 part of all Chelmsford households.
2 bedroom

(200 units):

 2001

If total household number = 100%:

2 persons households: 60.8%

 2021

If total household number: 100%;

2 persons households: 55.8%
 

Conclusion:

2 person households will decrease by 5% by 2021. It is approximately 1/2 part of all Chelmsford households.
3 bedroom

(35 units):

 2001

If total household number = 100%:

Multi-persons households: 7.3%

 2021

If total household number = 100%:

Multi-persons households: 8%
 

Conclusion:

Multi-person households increase by 0.7% by 2021. It is approximately 1/100 part of all Chelmsford households.
Density (residential)  

–       Make efficient use of land (East Anglia Plan – EAP);

–       In the case of housing development, achieve the highest possible net density appropriate (EAP).
Affordable Housing

1 bed (40 units)

2 bed (88 units)

 35% of the total number of residential units to be maintained as affordable.
Commercial –       Sustainable locations are created by linking housing and commercial land needs (Core Strategy and Development Control Policies Development Plan – CSDCPDP);

–       Major new retail development should primarily be located in town centres (EAP);

–       Requirement of constant increase of employment base (EAP);

–       Requirement to provide a mix of uses and building types (EAP);

–       Economic growth must be secured by directing major new retail, office and leisure investment to Chelmsford Town Centre (CSDCPDP);

–       Recently gained city status;

–       Chelmsford is county town and a sub-regional centre;

–       Walking distance to the main commercial area – surroundings;

–       Easy access by foot, public and private transport;

–       High density public area.

–       Studies of Chelmsford’s growth of about 86,000 sq m net sales area by 2016, and up to 100,000 sq m additional net sales floorspace by 2021. (which increases by 14%).
Car parking –       One car parking space for every 4m2 of floor space;

–       Shops: 1 per 20m2;

–       Catering and drinking establishments: 1 per 5m2

–       1 parking space per 1 bedroom residential unit; 2 parking spaces per 2 bedroom residential units, etc.

 

As a leading site land use is residential current development proposes:

Total area: 23 000 m2 ;

According to local policies 20% remains as a public area – 4 600m2;

 

The maximum amount of residential units (1 bed – 130 units, 2 bed – 200 units, 3 bed – 35 units, proportion of number of each unit is established based on the results of analysis of dominating household types in Chelmsford), 35% of the total amount of units is affordable housing (1 bed – 40 units, 2 bed – 88 units) + commercial space on the ground floor was calculated for the area of 18 400 m2 compromising the car parking space requirements for 1-3 bedroom households and particular type of commercial development according to the national policies. Multi-storey car park is required in order to achieve maximum land use and density for this particular location.

 

All the existing greenery and vegetation must be kept as all the planning applications for its removal/change were rejected.

 

 

Identification of sources of information

 

 

Mode of advertisement      How to sell them      Risks
Local newspapers  

·     Clearly displayed information;

·     Easy access for people of all ages (does not require computing skills);

·     Released daily/weekly/monthly;

·     Affordable price.

 

  

·     Limited display space;

·     Updates are not frequent enough;

·     Information is often being replaced rather than updated;

·     Secondary source: risk of scam/false information.

 
Online resources  

·     Larger database;

·     Constant updates;

·     The quickest way of research;

·     Mostly free research services.

 

  

·     Requires computing skills/internet access points;

·     Secondary source: risk of scam/false information.

 
Estate Agents  

·     Primary source: trustworthy information;

·     In-depth analysis and clear organisation of information;

·     Majority of different ones, who work with a particular type of developments (residential/commercial, etc.)

 

  

·     Fee for the service;

·     Time consuming.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Risk Analysis

 

This is a massive development that can be adversely influenced on all levels of construction over a certain period.

Planning/ briefing stage

Acquiring a permit involves a lot of process from issuing an application, and changes to the precise area proposed may call for additional time and hence finance so as to meet the planning needs and appropriate development policies.

Construction stage: several development projects call for time to be finished. A number of financial risks may arise like probable market variation, inflation, delay in payment, and unexpected surplus taxes among others after an application is approved though construction is in progress.

The solution for each and every case brought about by the risk that comprise: technical, that involves site assessment, source and availability of resources, among others, geographical like weather trends and impact brought about by seasons, employment, like the availability of resources, varied forms of construction, safety and security of staff and facilities, as well as health and safety in addition to environmental policies (Construction enquirer). All of these have an impact on economic project result and normally require additional finance for them to be well managed.

Physical constraints: flood risk evaluation, noise pollution, soil contamination have to considered when evaluating the level of risk at the start of the development.

Risk management: identify – Assess – Control – Recover

Physical constraints: in depth survey of the sites, soil analysis and materials that are meant for use in the construction have to be well tested, appropriate legislations have to be applied.

Financial risks: regular research on the market variations, regional or local updates.

Communication in all departments and phases (for everyone that takes part in the project): starting from the local companies, planner, contractors and customers among others (Construction Index).

 

Planning history review

 

Applications permitted
28 – 05 – 2013 Planning committee grant planning permission to White Hart Lane
27 – 11 – 2012 Planning committee grant planning permission to beaulieu Park
31 – 08 – 2011 Essential destruction of Law Building.
31 – 08 – 2011 Anne Knight Building: Bringing down of the west wing & in its place a glazed elevation. Placement of mezzanine. Restoration of blind windows. Repairs to fabric of the building.
09 – 12 – 2010 Magnolia – root pruning.
19 – 06 – 2008 Magnolia – crown elevation to 2.4m over footway.
31 – 07 – 2003 Falling of trees.
28 – 08 – 1998 Destruction of offices (Duke House) and in place a new office structure with basement car park.
07 – 12 – 1990 Destruction offices (Duke House) and putting up new offices with basement car park.
Approved full application
12 – 03 – 1997 Extrapolation and renovation of available church covering new internal floor to sanctuary, new extensions to the sides & a rear hall.
21 – 03 – 1995 Bringing down of all structures and in place a 4 storey B1 office unit car parking with a self-contained vehicular access, landscaping, among others.
21 – 09 – 1994 Duke House & Lex Garages Victoria Road South Amendment to roofscape of approved 4 storey office/financial and professional services building and increase in its roof pitch.
30 – 03 – 1994 Renovation and modification of the TA building and building of 3 no. 3/4 storey commercial B1 office units, a car parking with a self-contained pedestrian or vehicle access.
01 – 02 – 1993 Duke House & Lex Garages Victoria Road South Chelmsford Essex CM1 1LN bringing down of the garage showroom premises and Duke House and replacing it with new offices with underground car parking.
Subject to a S106 Agreement
31 – 08 – 2011 Part full (Phase 1), Part outline (Phase 2) for an integrated use renovation for residents (C3), food storage (A1), business premises (B1), retail business (A1), financial & professional services (A2), restaurants/cafes (A3), drinking establishments (A4), hot food takeaways (A5) & non-residential institutions (D1). Transformation of Anne Knight Building to a dynamic A1-A3 use &/or D1 & /or D2. Changing of the Frederick Chancellor structure to B1 &/or D1 use. Parking, servicing, cars & pedestrian access, new & remade public spaces. Extensive destruction of Law Building. Bringing down of TPO trees and trees found in a Conservation Area.

 

 

 

 

 

 

 

 

 

 

Review of local/national planning policies relevant to the site/development

 

  • Chelmsford Town Centre Area Action Plan (CTCAAP):

Opportunity sites in the West End character area

 

 

 

 

 

 

 

 

 

 

 

East of England Strategy

 

Policy E5:       Regional buildings of Central Business District
   

Extensive emerging retail growth and opposite town centre ought to be basically be situated in the centres and be in line with the scale, size and character of the centre and the function it performs in the region.

 

Information on development plan ought to be bent on higher order allocation that offers the desire and the advancement would:

 

·        Bring about a sustainable trend of growth and shift, comprising of a decline in desire to travel;

·        Has no major negative effects other centres or the transport network.

 
Policy CH1 Chelmsford Key Centre for the Development and Change
   

The plan for the centre should:

• Offer extensive growth of housing in an area of about 16,000 for the District;

• extensive rise and differentiation of its employment base, creation of strengths in certain parts like business and financial services, manufacturing, research and growth, and retailing and town centre uses;

• Exploit the re-use of previously developed land and provide for sustainable urban extensions;

 
Housing
Policy T14 Parking
   

Parking controls, should be applied for packages for managing transport need and impacting travel change, as well as improving public transport accessibility, walking and cycling, and consideration for coordinated trend in centres competing. Management of parking through parking standards ought to be used in new commercial development. These standards in PPG13 hav to be treated as maximums, though local authorities may use more severe standards to strengthen the impact of other measures like in regional transport nodes.

 
Policy ENV6 The Historic Environment
   

The local planning bodies ought to note and protect, conserve and the historic environment of the region:

·        network of historic market towns;

·        protect areas and listed structures, comprising local, manufacturing and religious structures,

·        Major modelled landscapes.

 
Policy ENV7 Quality Environment Structures
   

Local Development Data require new growth of high quality connecting the unique character and qualities of the region and advance urban resurgence

New development must:

• Offer structures an valid scale, located in the clear site analysis and urban design aspects;

• make proficient use of land;

• in housing improvement, acquire the best net density relevant to the character and public transport use;

• Offer an integration of uses and structures forms where necessary;

• advance effective use of resources and sustainable construction, and extensive recycling of products;

• limiting pollution;

• making use of opportunities for the structures to add to the physical, economic and community growth.

Conservation-based growth ought to respect the traditional buildings and their value in quality, design and materials. In their strategies, laws, processes and proposals planning bodies ought to offer consideration to the chances through the region’s industrial, maritime and rural heritage.

 
Policy ENG2 Renewable Energy Targets
   

The growth of new resources for renewable power generation has to be backed, aiming that by 2010 about 10% of energy and by 2020 17% of energy increases from renewable sources. These projections do not include energy from offshore wind, and are question to acquiring European and global goals to look after wildlife, and development by reviewing the RSS.

 
Policy WAT4 Flood Risk Management
  Calls for sustainable drainage systems to be included in all relevant developments.
Policy WM2 Waste Management Targets
  The goals are to do away with the land filling of crude local waste by 2021 and safeguard:

• municipal waste – recovery by half at 2010 and 70% at 2015;

• Commercial and industrial waste – recovery of 72% at 2010 and 75% at 2015.

 

 

 

 

 

  • Core Strategy and Development Control Policies Development Plan (2008)

(Relative extracts)

Sustainable locations
Connecting land needs and directing development to areas with limited risk and are upheld by lifetime and cost effective services whilst limiting harm to the environment.
Access and accessibility
1. Expeditions between towns

2. Trips between home and work, high street shops, sport, recreation and culture

3. Rides between services, academic institutions and health facilities

4. Ease of travelling from home to street, and within buildings
Delivering New Housing
The Borough Council has noted land that aligns with the regional requirement to offer 700 new homes yearly in 2001-2021.
Policy CP7: Area Action Plans
The development of new housing are to be designed to acquire a high quality growth. This calls for incorporation ways to access, open space, historic features, landscaping and habitat creation, among others in the new neighbourhood and communities.
Policy CP15: Meeting the Housing Need for Our Communities
The Borough Council will integrate the dwelling types, sizes and accommodation, to balance the varied household and lifestyle to create a mix.
Policy CP20: Achieving Well-designed High Quality Places
The Borough Council needs a plan the new development to for high quality successful places, that people live and work, which are safe. These new development are based on site appraisal and keen to the context.
Policy CP22: Securing Economic Growth
The Borough Council looks to sustain good levels of economic and employment development. Backing is directed to proposals that acquire job growth and premium retailing. This is met through:

·        guiding key investments like leisure to Chelmsford Town Centre;
Policy DC3: Managing Development Density in Different Locations
Within the Chelmsford Town Centre Area Action Plan area, <…> the Borough Council aims to acquire a capacity of about 50 dwellings per hectare, until Borough Council has acquired its policies in the Development Plan Document showing a lesser density is relevant.
Policy DC7: Vehicle Parking Standards at Developments
In the areas covered by the Chelmsford Town Centre Area Action Plan, maximum car parking not more than 70% of the set standards (Chelmsford weekly News).

Calculation of Parking Requirements

These standards are connected to the floor space area. Thus, the floor space is rounded down to the nearest whole number to give a total requirement of 4 spaces.
Policy DC8: Health Impact Assessments
Development proposals will have to evaluate their influence health services and facilities. For residential development above 50 units and non-residential development above 1,000 sq. m. This acquires the Health Impact Assessment that assesses a broader influence on healthy living and calls for needs imparted on health services and tools from the development.
Policy DC14: Protected trees and hedges
Planning permission is turned down for development that leads to harm of woodland, trees and hedgerows, unless circumstances that call for the developer to protect themselves. This would call for a replacement in another area.
Policy DC18: Listed buildings
Planning permission will be rejected where development proposals affect the listed structures buildings, does not preserve or develop the special character and setting of the structures. The Borough Council allows the change of application of listed building bent on long-term preservation.

Full information on any changes calls for application of the proposed use, are issued with changes in applications.
Policy DC31: The Provision of Affordable Housing
The Borough Council calls for the issuance of 35% residential units to be issued and maintained as accessible housing in the

all new residential development of sites that:

have a size of about 15 or more dwellings; or

an area of 0.5 ha or bigger; or

found in a small rural Defined area and have a size of 5 or more dwellings
Policy DC40: Public Open Space for New Residential developments
For the new residential project in the Borough a limit of 52 square metres per dwelling of local open space and 30 of strategic open space is issued, except if a commuted sum is allowed.
Policy DC43: Promoting Public Art in New Development
The Borough Council aims to acquire public art in connection to projects of 10 or more dwellings or for over 1,000 sq. m. floor space or those with major influence on public setting or a bigger level of public access, for installation in the development area or on public or street space in the development area.
 

Maximum vehicle parking standards

 

 

  • Parking Standards: Essex (2009)

 

 

 

 

 

 

 

 

 

 

 

 

Marketing strategy

The projects calls for the services of Estate Agents skilled in real estates to set up campaign.

  • Letting would be charged 10% for the first year and 15% for several agents.
  • Sale: 3-4% for huge projects
  • Disposal: the cost would be based making clients conscious and convincing them for the best price.
  • Additional cost to the agent: preparation of resources like posters, media promotion and planning among others.

For an integrated use of development based on commuters, added costs like guides are issued to them in addition to media promotion for national level (Commuter Guide).

To advance the project in cost and time, the agent acquires the help of local companies. They add value in planning, design and assessment for enhanced market value and competitive prices.

Design briefing

Focus on client’s proposals and acquire the existing details. Come up with a brief of the project with the help of the client. It has to be clear and comprises of means and most effective requirement, model, loading and storage among others. Investigations are undertaken.

The design brief is evidence that the client has agreed a design model that the project is based.

Proposals for handover disposal and use

The architect creates manuals and maintenance plans that help the one occupying. Additionally, there is a description of the facilities that need replacing and recommendation of how to maintain the building.

The handover process has to be explicit and agreed in a report with a checklist for the people involved. Once everything is completed, payments are made or halted until all work is done met the needed level. This is followed by signing of documents.

Environmental Impact Assessment

The Local Planning Authority is met regarding Environmental Risk analysis before planning is issued. The continuing plan of limiting risk on the environment is prepared. This can be done through

  • Environmental analysis

This is done to note the extent of contamination in water and soil and acquire affordable answers.

  • Maintain site clean

Safeguard pollution.

  • Choose environmentally friendly materials

The suppliers and constructors have to be contacted on ecological sensitive materials. Like the use of recycled materials.

  • Energy & Water Conservation

Conservation of energy and water from natural setting.

  • Public Consultation

Allow the public to make good use of products through recycling and limited waste disposal.

  • Compliance with environmental policies vital to Construction industry

Great enhancement could be directed to varied sources.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

APPENDICES

 

Appendix A: Out-commuting patterns

 

 

 

 

 

 


Appendix B: In-commuting patterns.

 

 

 

 

 

 

Appendix C: Households composition change.

 

 

 

 


 

Appendix D: Households – social rented sector.

 

Appendix E: Travel Methods in Chelmsford

 


 

Appendix E: Chelmsford Town Centre Area Action Plan.

Section 3: Vision and objectives

Regional housing demand

The Borough demography is expected to grow by 5% from 2006 to 2021. This growth has to be put into consideration in the town center.

Unfulfilled shopping

There is a chance for retail development. The town is well populated, it has to acquire the need for a good market share.

Limitations in leisure and culture

The city has to offer recreation and culture. The city is limited in recreation and art and Chelmsford is well positioned to offer this.

Section 5: Mixed use strategy

Framework strategy

A successful town center has varied commercial activities and this is based on the economic flexibility and access by the population.

Chelmsford can acquire this through noting trends in land use and varied land use for development.

Town Centre Use

Based on the government policy, the uses include, leisure, retail needs and other commercial aspects. They are necessary and should not be overruled by residential settlements.

Section 6:

Comparison shopping

There is need for client choice and quality contrast while shopping. The Chelmsford retail approximates about a growth of 40, 000 sq. mets in 2016 in net sales. It is projected to rise till 2021.

Land for convenience (food) shopping

Research on Chelmsford shows an increase in size of 4300 sq. meters in net sales of convenience products, with a rise in 2021 of 3000 sq. meters.

 

Section 7: Business and economy

Profile

A good size number of Borough’s office space is based in Chelmsford leading to a rise in development and leasing in West End among other place. New developments include Coval Wells, Royal and Sun Alliance among others. The center houses a number of offices though most of the structures are not modern.

 

Section 9: Housing and Community

Housing size

In 2005 the size was 1,600 in the town center. However, with additional sites and capacity of 2000 can be projected.

 

Section 10:

Car Parking

This arises from the shoppers, commuters and visitors.

A new multi storey car park located in Viaduct Road/Parkway would be necessary to serve the community. This offers the much needed town centre parking spaces in Fairfield Road, Railway Street, Glebe Road

 

 

Section 12: Buildings and townscape

The structures have varied heights. There are principles used:

  • The heights are low in the historical areas in line with the market town design.
  • Bigger development regions allow for higher heights and weight, for instance High Street and West End.
  • The height is well defined in line with the design model of the area.

CTCAAP: Building heights for this location to acquire the highest density and proficient use of land.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Appendix F: Car Ownership in Chelmsford

 

 

 

 

 

 

 

 

 

 


REFERENCES & BIBLIOGRAPHY:

 

Books:

 

1.      AASHTO 2010. Technical Manual for Design and Construction of Road Tunnels–civil Elements. Washington: DCRT.

  1. Burtonshaw-Gunn, S., A., 2009. Risk and Financial Management in Construction. England: Gower. (p.25, p.97)
  2. Rougvie, A., 1993. Project Evaluation and Development. London: B. T. Batsford Ltd. (p.74, p.115, p.212)
  3. Cadman, D., Topping, R., 4th, 1995. Property development. London: E & FN Spon. (p.184, p.225, p.227, p.264, p.275)

5.      Lay, M. 2009. Handbook of Road Technology, Fourth Edition. New York: CRC Press, pp. 47-56.

  1. Mackmin, D., 2nd, 1994. The Valuation and Sale of Residential Property. London: Routledge. (p.108)

7.      Ruban, M. Quality Control in Road Construction. New York: CRC Press, pp. 30-32.

  1. Sayce, S., Smith, J., Cooper, R., Venmore-Rowland, P., 2006. Real Estate Appraisal: from Value to Worth. Oxford: Blackwell Publishing. (p.161, p.163)
  2. Millington, A.F., 5th, 2000. An introduction to Property Valuation. London: Estates Gazette. (p.63-70)
  3. Scarrett, D., 1991. Property Valuation: the 5 methods. London: Chapman & Hall.
  4. Scarrett, D., 2nd, 2008. Property Valuation: the 5 methods. London: Routledge.
  5. Myers, D., 1994. Economics & Property: A coursebook for students of the Built Environment. West Midlands: Cradley Print Ltd

 

 

Documents:

  • Red-bag. Site Survey Checklist (Construction Department). Acquired on 21st December 2013 from

http://www.red-bag.com/imageslib/RB26124.pdf

  • gov. Planning applications history: Victoria Road South. Acquired on 21st December 2013 from:

http://www.chelmsford.gov.uk/planningonline

  • gov. Chelmsford – a visitor’s guide. Acquired on 21st December 2013 from:

http://www.chelmsford.gov.uk/sites/chelmsford.gov.uk/files/files/documents/files/FINAL_PROOF_Chelmsford_Guide3.pdf

  • Key Statistics – 1.5 Travel Patterns: Chelmsford Borough Council. Acquired on 21st December 2013 from

http://www.chelmsford.gov.uk/sites/chelmsford.gov.uk/files/files/documents/files/EB28.7%20-%20Key%20Statistics%20-%20Section%201.5.pdf

  • Chelmsford affordable housing plan, 2011. Acquired on 21st December 2013 from:

http://www.nmcog.org/Chelmsford%20Affordable%20Housing%20Plan%20-%202011-12-29.pdf

  • Lime house. Heart of Essex Housing Growth Scenarios (2012). Acquired on 21st December 2013 from: https://www.google.co.uk/url?sa=t&rct=j&q=&esrc=s&source=web&cd=5&cad=rja&ved=0CEsQFjAE&url=http%3A%2F%2Fmaldon.limehouse.co.uk%2Ffile%2F2238895&ei=tL7rULSCI4_K0AXks4GAAg&usg=AFQjCNEpA3Ziq3pchxm0Y1pnsl83yDpKWQ&sig2=gTrBIJFwhkYgykXWujyQPg&bvm=bv.1357316858,d.d2k
  • Place profiles: A Summary Profile of Chelmsford (Local Futures). Acquired on 21st December 2013 from:

http://microsites.essexcc.gov.uk/publications/docs/FINAL%20Chelmsford.pdf

  • Broads-Authority. East of England Plan. Acquired on 21st December 2013 from:

http://www.broads-authority.gov.uk/broads/live/planning/future-planning-and-policies/RSS_East_of_England_Plan.pdf

  • Property Checklist Guide (Downloads). Acquired on 21st December 2013 from:

http://www.chelmsford.gov.uk/renting-out-your-property

  • gov. A technical report for the Chelmsford Borough Local Development Framework 2001 – 2021 (Housing for the elderly: a demographic study of Chelmsford). Acquired on 21st December 2013 from:

http://www.chelmsford.gov.uk/sites/chelmsford.gov.uk/files/files/documents/files/EB37%20-%20Housing%20for%20the%20Elderly%20-%20%20A%20Demographic%20Study%20of%20Chelmsford.pdf

  • gov. Renewable energy in 2011. Acquired on 21st December 2013 from:

http://www.decc.gov.uk/assets/decc/11/stats/publications/energy-trends/articles/5629-renewable-energy-2011-et-article.pdf

 

 

 

 

 

 

 

Online resources:

 

 

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